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Federal Realty (FRT)
NYSE:FRT
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Federal Realty (FRT) AI Stock Analysis

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FRT

Federal Realty

(NYSE:FRT)

Rating:73Outperform
Price Target:
$105.00
â–²(10.86%Upside)
Federal Realty's strong financial performance and robust earnings call results drive the score. The technical analysis shows stable market sentiment, and the valuation suggests some caution due to a high P/E ratio. The positive dividend yield enhances the stock's appeal.
Positive Factors
Financial Performance
The company reported strong financial performance with Funds From Operations per share of $1.70, which is above market expectations.
Growth Expectations
The guidance for the full year has been slightly increased, indicating confidence in future growth.
Negative Factors
Earnings Expectations
FFO/sh earnings in 2025 were below expectations.
Market Uncertainty
Near-term uncertainty in the Washington DC market is affecting FRT due to efforts to reduce federal government size and spending.

Federal Realty (FRT) vs. SPDR S&P 500 ETF (SPY)

Federal Realty Business Overview & Revenue Model

Company DescriptionFederal 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.
How the Company Makes MoneyFederal Realty Investment Trust generates revenue primarily through the leasing of retail and mixed-use properties to a diverse range of tenants. The company's key revenue streams include rental income from long-term leases, which often feature provisions for annual rent escalations, percentage rent clauses tied to tenant sales, and reimbursement for property operating expenses. FRT also benefits from its focus on redeveloping and expanding existing properties to enhance value and attract high-quality tenants. Additionally, Federal Realty's carefully curated property portfolio in affluent and densely populated markets enables it to command premium rental rates, contributing significantly to its earnings. While the company does not heavily rely on partnerships, its strategic location choices and tenant diversity are critical factors that bolster its financial performance.

Federal Realty Key Performance Indicators (KPIs)

Any
Any
Gross Leasable Area Breakdown
Gross Leasable Area Breakdown
Shows the distribution of leasable space across properties, indicating potential for rental income and the scale of operations in various locations.
Chart InsightsFederal Realty's Gross Leasable Area for Commercial Properties has shown consistent growth, reflecting strategic leasing success and expansion efforts. The recent earnings call highlights strong leasing activity with high occupancy rates and robust consumer traffic, particularly in key markets like Boston and Washington DC. Despite economic uncertainties and higher property expenses, the company's proactive strategies and strong financial position, including a new share repurchase program, underscore its resilience and commitment to growth. This positions Federal Realty well to navigate market challenges and capitalize on leasing demand.
Data provided by:Main Street Data

Federal Realty Earnings Call Summary

Earnings Call Date:May 08, 2025
(Q1-2025)
|
% Change Since: 0.62%|
Next Earnings Date:Aug 06, 2025
Earnings Call Sentiment Positive
Federal Realty demonstrated strong financial and operational performance in Q1 2025, with high occupancy rates, robust leasing activity, and strong consumer traffic. However, the company faces challenges from economic uncertainty, tariff impacts, and higher property expenses. Despite these challenges, the overall sentiment is positive due to the company's resilience and proactive strategies.
Q1-2025 Updates
Positive Updates
Strong Q1 Financial Performance
Federal Realty reported NAREIT FFO per share of $1.70 for Q1 2025, at the top end of guidance, representing nearly 4% growth year-over-year. Revenues increased by 6%, and Property Operating Income (POI) was up nearly 5%.
High Occupancy and Leasing Success
The comparable portfolio ended Q1 at 95.9% leased, 160 basis points higher than the previous year. The company executed 91 retail leases, representing 430,000 square feet, indicating strong tenant demand and successful leasing activities.
Resilient Consumer Traffic
Year-over-year foot traffic increased by 6% in Washington DC, 3% at Santana Row, and 11% in Boston, demonstrating strong consumer engagement at Federal Realty's properties.
Robust Office Leasing
Executed 118,000 square feet of office leases in Q1, including new deals at Santana West and Pike & Rose, with rents exceeding $50 per square foot, indicating strong demand in the office segment.
Healthy Financial Position
Improved liquidity position to roughly $1.5 billion, with leverage metrics improving, including a net debt to EBITDA of 5.7 times, down from 6 times the previous year.
Negative Updates
Tariff and Economic Uncertainty
The April 2nd tariff announcements and related capital market uncertainties have affected buyer confidence, requiring careful underwriting and capital allocation decisions.
Minimal Impact from Retail Bankruptcies
While Federal Realty has minimal exposure to bankrupt retailers like Jo-Ann's and Rite Aid, the overall retail environment remains challenging due to ongoing headline bankruptcies.
Higher Property Expenses
The company faced higher than expected property expenses in Q1, primarily driven by snow-related costs.
Company Guidance
During the Federal Realty Investment Trust's Q1 2025 earnings call, the company provided guidance with several key metrics. The trust reported a strong quarter with earnings per share of $1.70, exceeding consensus and internal expectations. They maintained a high leased occupancy rate of 95.9%, with a rental revenue increase of 6% year-over-year and property operating income up by almost 5%. The foot traffic at properties in the Washington DC MSA increased by 6%, Santana Row by 3%, and Boston by 11%. The trust executed 91 retail leases totaling 430,000 square feet and projected FFO per share for 2025 to be between $7.11 and $7.23, reflecting around 6% growth at the midpoint. They expect comparable property operating income growth of 3% to 4% for the year and anticipate occupancy to reach the mid-94% range by year-end. Furthermore, they highlighted a strong balance sheet with $1.5 billion in liquidity and a leverage ratio of 5.7 times, aiming to further reduce it to below 5.5 times. The company also authorized a $300 million share repurchase program, underscoring their strategic capital allocation priorities amidst market uncertainties.

Federal Realty Financial Statement Overview

Summary
Federal Realty exhibits strong financial performance with consistent revenue growth and solid profitability margins. While the balance sheet is stable, the high leverage typical of the REIT industry poses some risk. Cash flow generation is robust, supporting the company's operational and investment activities effectively.
Income Statement
78
Positive
Federal Realty shows a strong revenue growth trend with a 13.4% increase from 2023 to 2024 and a continued rise in TTM. Gross profit margins remain robust at approximately 60%, indicating efficient cost management. However, net profit margins are moderate at around 24.8% TTM, suggesting room for improvement in profitability. EBIT and EBITDA margins are healthy, reflecting solid operational performance.
Balance Sheet
72
Positive
The company's balance sheet presents a stable equity ratio of about 37%, indicating a solid equity base. The debt-to-equity ratio is relatively high at approximately 1.44, which is typical for the REIT industry but suggests potential leverage risks. Return on equity is strong at 9.5% TTM, showcasing effective use of equity to generate profits.
Cash Flow
75
Positive
Federal Realty demonstrates strong cash flow generation with a positive free cash flow growth rate of 13.2% TTM. The operating cash flow to net income ratio is robust at 2.03, indicating efficient cash generation from operations. The free cash flow to net income ratio is also healthy at 1.23, reflecting good cash conversion.
BreakdownDec 2024Dec 2023Dec 2022Dec 2021Dec 2020
Income Statement
Total Revenue1.20B1.13B1.07B951.22M835.49M
Gross Profit810.65M769.06M717.60M634.61M545.33M
EBITDA814.95M736.79M828.82M674.70M544.55M
Net Income295.21M236.99M254.74M132.56M3.48M
Balance Sheet
Total Assets8.52B8.44B8.23B7.62B7.61B
Cash, Cash Equivalents and Short-Term Investments123.41M250.82M85.56M162.13M798.33M
Total Debt4.56B4.69B4.47B4.19B4.44B
Total Liabilities5.10B5.21B5.02B4.75B4.92B
Stockholders Equity3.17B2.96B2.95B2.58B2.46B
Cash Flow
Free Cash Flow327.80M244.71M100.07M30.84M-132.01M
Operating Cash Flow574.56M555.83M516.77M471.35M369.93M
Investing Cash Flow-446.83M-358.32M-786.00M-660.12M-368.38M
Financing Cash Flow-252.30M-33.85M190.41M-452.97M661.74M

Federal Realty Technical Analysis

Technical Analysis Sentiment
Positive
Last Price94.71
Price Trends
50DMA
94.62
Positive
100DMA
94.33
Positive
200DMA
100.92
Negative
Market Momentum
MACD
0.21
Negative
RSI
54.94
Neutral
STOCH
80.64
Negative
Evaluating momentum and price trends is crucial in stock analysis to make informed investment decisions. For FRT, the sentiment is Positive. The current price of 94.71 is above the 20-day moving average (MA) of 94.47, above the 50-day MA of 94.62, and below the 200-day MA of 100.92, indicating a neutral trend. The MACD of 0.21 indicates Negative momentum. The RSI at 54.94 is Neutral, neither overbought nor oversold. The STOCH value of 80.64 is Negative, not indicating any strong overbought or oversold conditions. Overall, these indicators collectively point to a Positive sentiment for FRT.

Federal Realty Risk Analysis

Federal Realty disclosed 14 risk factors in its most recent earnings report. Federal Realty reported the most risks in the "Finance & Corporate" category.
Finance & Corporate - Financial and accounting risks. Risks related to the execution of corporate activity and strategy
Latest Risks Added 0 New Risks

Federal Realty Peers Comparison

Overall Rating
UnderperformOutperform
Sector (64)
Financial Indicators
Name
Overall Rating
Market Cap
P/E Ratio
ROE
Dividend Yield
Revenue Growth
EPS Growth
84
Outperform
$13.05B33.715.83%3.89%7.39%3.41%
79
Outperform
$14.87B28.925.19%4.50%12.55%45.10%
77
Outperform
$8.17B41.863.54%4.12%13.75%5.67%
76
Outperform
$8.12B20.099.35%5.43%5.40%-1.33%
73
Outperform
$8.31B27.469.85%4.65%6.07%24.23%
72
Outperform
$7.95B24.8010.99%4.40%4.58%12.65%
64
Neutral
$6.87B17.44-1.93%6.95%4.65%-24.33%
* Real Estate Sector Average
Performance Comparison
Ticker
Company Name
Price
Change
% Change
FRT
Federal Realty
94.71
-10.29
-9.80%
ADC
Agree Realty
73.74
7.78
11.80%
KIM
Kimco Realty
21.98
1.70
8.38%
NNN
National Retail Properties
42.72
-0.40
-0.93%
REG
Regency Centers
71.53
8.59
13.65%
BRX
Brixmor Property
25.79
2.25
9.56%

Federal Realty Corporate Events

Executive/Board ChangesShareholder Meetings
Federal Realty Amends CFO Severance Agreement
Neutral
May 9, 2025

On May 7, 2025, Federal Realty Investment Trust amended the severance agreement of its CFO, Daniel Guglielmone, to include a provision for a one-year salary and bonus if terminated without cause. Additionally, the company’s annual shareholder meeting on the same date saw the election of trustees and approval of executive compensation, alongside the ratification of Grant Thornton LLP as the independent auditor for 2025.

Glossary
BuyA stock rated as a "Buy" is expected to perform better than the overall market or a specific benchmark over the near-to-medium term. This rating suggests the stock is likely to deliver higher returns compared to other stocks in the same sector or market index. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
HoldA stock rated as a "Hold" is expected to perform in line with the overall market or a specific benchmark. This rating indicates that the stock is neither particularly compelling nor unfavorable for investment. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
SellA stock rated as a "Sell" is expected to perform worse than the overall market or a specific benchmark over the near-to-medium term. This rating suggests the stock may deliver lower returns compared to other stocks in the same sector or market index. Note: This is not investment advice; please consult a financial advisor before making investment decisions.

Disclaimer

This AI Analyst Stock Report is automatically generated by our AI systems using advanced algorithms and publicly available financial, technical, and market data. While the information provided aims to be accurate and insightful, it is intended for informational purposes only and should not be considered financial advice. Any content created by an AI (Artificial Intelligence) system may contain inaccuracies and/or contain errors. Investing in stocks carries inherent risks, and past performance is not indicative of future results. This report does not account for your personal financial circumstances, objectives, or risk tolerance. Always conduct your own research or consult with a qualified financial advisor before making investment decisions. The analysis and recommendations provided are based on historical and current data and may not fully reflect future market conditions or unexpected developments. Neither the creators of this report nor its affiliated entities guarantee the accuracy, completeness, or reliability of the information presented. Use this report at your own discretion and risk.Date of analysis: Jul 25, 2025