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Regency Centers (REG)
NASDAQ:REG
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Regency Centers (REG) AI Stock Analysis

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REG

Regency Centers

(NASDAQ:REG)

Rating:81Outperform
Price Target:
$83.00
▲(15.17% Upside)
Regency Centers' strong financial performance and positive earnings call are the most significant factors driving the score. The technical analysis and valuation indicate some caution, but the company's robust growth outlook and strategic capital deployment provide confidence in its future prospects.
Positive Factors
Earnings
NAREIT FFO/sh exceeded consensus estimates, indicating strong core earnings performance.
Financial Performance
Regency's management team is putting its cost of capital advantage to find interesting NAV accretive opportunities.
Guidance
FY 2025 SSNOI guidance was raised to 4.75% from 3.6%.
Negative Factors
Leasing
Leasing volumes & spreads moderated a touch.

Regency Centers (REG) vs. SPDR S&P 500 ETF (SPY)

Regency Centers Business Overview & Revenue Model

Company DescriptionRegency Centers is the preeminent national owner, operator, and developer of shopping centers located in affluent and densely populated trade areas. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers. Operating as a fully integrated real estate company, Regency Centers is a qualified real estate investment trust (REIT) that is self-administered, self-managed, and an S&P 500 Index member.
How the Company Makes MoneyRegency Centers generates revenue primarily through leasing its retail properties to tenants, which typically includes long-term leases with grocery stores and various service-oriented businesses. The company earns rental income, which is its main revenue stream, while also benefiting from percentage rent agreements, where tenants pay a percentage of their sales in addition to base rent. Furthermore, Regency engages in property management services, generating additional income through management fees. The company also participates in the development of new shopping centers and the redevelopment of existing properties, which can enhance asset value and yield additional revenue streams. Partnerships with national grocery chains and strong tenant relationships contribute significantly to its earnings stability and growth potential.

Regency Centers Earnings Call Summary

Earnings Call Date:Jul 29, 2025
(Q2-2025)
|
% Change Since: 0.43%|
Next Earnings Date:Oct 28, 2025
Earnings Call Sentiment Positive
The earnings call for Regency Centers was largely positive, highlighting strong same property NOI growth, successful capital deployment, and a raised growth outlook for the year. While there are some concerns with bankruptcy move-outs and potential increases in uncollectible lease income, the positive aspects, including robust leasing activity and strategic acquisitions, significantly outweigh the negatives.
Q2-2025 Updates
Positive Updates
Strong Same Property NOI Growth
Same property NOI growth exceeded 7% in Q2, with base rent contributing 4.5%. This was driven by robust leasing activity, record low shop move-outs, and favorable bankruptcy outcomes.
Successful Capital Deployment
Regency deployed over $600 million of capital year-to-date, including the acquisition of five shopping centers in South Orange County, California for $357 million, enhancing presence in a supply-constrained market.
Raised Full Year Growth Outlook
Regency raised its full year growth outlook for same property NOI to 4.5% to 5%, NAREIT FFO by $0.06 per share, and core operating earnings per share by $0.05, driven by strong leasing and investment activity.
Accretive Investment Activity
The RMV portfolio acquisition is expected to be accretive to growth, earnings, and overall portfolio quality, with a UPREIT structure providing tax planning optionality.
Strong Financial Position
Regency maintains a sector-leading balance sheet with low leverage, an A credit rating from both Moody's and S&P, and substantial free cash flow.
Negative Updates
Bankruptcy Move-Outs
The back half of the year will see impacts from bankruptcies, including Party City, Joann, and Rite Aid, affecting credit loss estimates.
Potential Increase in Uncollectible Lease Income
Uncollectible lease income is expected to be slightly higher in the back half of the year, though still below historical averages.
Company Guidance
During the Regency Centers' Second Quarter 2025 Earnings Conference Call, the company announced robust financial performance with key metrics indicating strong growth. Same property net operating income (NOI) grew by over 7%, driven largely by a 4.5% increase in base rent. The company also achieved a commenced occupancy rate that increased by 40 basis points quarter-over-quarter. Regency raised its full-year guidance for same property NOI growth to 4.5% to 5%, while also increasing its NAREIT FFO range by $0.06 per share at the midpoint, representing over 7% growth for the year. The company has deployed over $600 million in capital year-to-date, including a significant $357 million acquisition of five shopping centers in Orange County, California. Regency's balance sheet remains strong, with leverage comfortably within the target range of 5 to 5.5 times and an A credit rating from both Moody's and S&P. The company remains optimistic about future growth opportunities with substantial leasing activity and continued investment in development and redevelopment projects.

Regency Centers Financial Statement Overview

Summary
Regency Centers exhibits strong financial performance with solid revenue growth, stable profitability, and robust cash flow management. The balance sheet is healthy, though monitoring of debt levels remains prudent.
Income Statement
88
Very Positive
Regency Centers has demonstrated solid revenue growth with a strong increase from the previous year, reflecting a healthy market position. The gross profit margin is robust, indicating efficient cost management. Additionally, the net profit margin is consistent, showcasing stable profitability. However, the EBIT margin shows slight fluctuations, suggesting potential variability in operating efficiency.
Balance Sheet
82
Very Positive
The company maintains a healthy equity ratio, underscoring strong financial stability and a solid capital base. The debt-to-equity ratio is moderate, reflecting manageable leverage. Return on equity is stable, indicating consistent returns to shareholders. Nonetheless, a closer watch on debt levels is advisable to prevent potential future risk.
Cash Flow
85
Very Positive
Cash flow generation is strong, with a healthy free cash flow growth rate, indicating efficient cash utilization. The operating cash flow to net income ratio is favorable, suggesting good earnings quality. The free cash flow to net income ratio supports sustainable cash distributions to shareholders. Overall, cash management appears robust with no significant liquidity concerns.
BreakdownTTMDec 2024Dec 2023Dec 2022Dec 2021Dec 2020
Income Statement
Total Revenue1.47B1.45B1.32B1.22B1.17B1.02B
Gross Profit734.95M626.14M927.70M878.08M839.48M703.10M
EBITDA1.08B993.58M780.53M954.43M814.98M646.71M
Net Income400.20M400.39M364.56M341.85M174.54M-138.72M
Balance Sheet
Total Assets12.56B12.39B12.43B10.86B10.79B10.94B
Cash, Cash Equivalents and Short-Term Investments75.09M56.28M84.97M68.78M95.03M378.45M
Total Debt5.26B5.02B4.80B3.94B3.93B4.14B
Total Liabilities5.68B5.49B5.23B4.68B4.68B4.88B
Stockholders Equity6.70B6.72B7.03B6.10B6.04B5.98B
Cash Flow
Free Cash Flow827.25M790.20M719.59M660.70M396.66M523.47M
Operating Cash Flow783.61M790.20M719.59M655.82M659.39M499.12M
Investing Cash Flow-363.07M-326.64M-341.98M-206.11M-286.35M-25.64M
Financing Cash Flow-572.11M-493.02M-355.04M-475.96M-656.46M-210.59M

Regency Centers Technical Analysis

Technical Analysis Sentiment
Positive
Last Price72.07
Price Trends
50DMA
71.01
Positive
100DMA
70.92
Positive
200DMA
71.40
Positive
Market Momentum
MACD
0.21
Positive
RSI
53.44
Neutral
STOCH
72.82
Neutral
Evaluating momentum and price trends is crucial in stock analysis to make informed investment decisions. For REG, the sentiment is Positive. The current price of 72.07 is above the 20-day moving average (MA) of 71.84, above the 50-day MA of 71.01, and above the 200-day MA of 71.40, indicating a bullish trend. The MACD of 0.21 indicates Positive momentum. The RSI at 53.44 is Neutral, neither overbought nor oversold. The STOCH value of 72.82 is Neutral, not indicating any strong overbought or oversold conditions. Overall, these indicators collectively point to a Positive sentiment for REG.

Regency Centers Risk Analysis

Regency Centers disclosed 42 risk factors in its most recent earnings report. Regency Centers 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

Regency Centers Peers Comparison

Overall Rating
UnderperformOutperform
Sector (53)
Financial Indicators
Name
Overall Rating
Market Cap
P/E Ratio
ROE
Dividend Yield
Revenue Growth
EPS Growth
81
Outperform
$26.19B33.745.99%3.87%5.66%2.98%
76
Outperform
$14.97B26.795.63%4.48%10.46%56.11%
75
Outperform
$7.93B20.169.18%5.58%4.82%-5.18%
75
Outperform
$8.42B25.4911.52%4.11%5.98%12.11%
74
Outperform
$8.58B25.1511.04%4.46%6.00%15.77%
66
Neutral
$4.92B29.025.53%4.78%4.03%
53
Neutral
$1.24B2.91-5.63%5.65%-4.33%-90.50%
* Real Estate Sector Average
Performance Comparison
Ticker
Company Name
Price
Change
% Change
REG
Regency Centers
72.07
3.07
4.45%
KIM
Kimco Realty
22.11
-0.05
-0.23%
NNN
National Retail Properties
41.94
-2.46
-5.54%
KRG
Kite Realty Group
22.29
-2.50
-10.08%
FRT
Federal Realty
98.76
-11.46
-10.40%
BRX
Brixmor Property
27.59
1.23
4.67%

Regency Centers Corporate Events

Dividends
Regency Centers Declares Quarterly Dividends for August 2025
Positive
Aug 6, 2025

On August 5, 2025, Regency Centers Corporation’s Board of Directors declared quarterly cash dividends on its common stock, Series A preferred stock, and Series B preferred stock. The dividends are scheduled to be paid in October 2025, with specific dates set for each type of stock, impacting shareholders and reflecting the company’s ongoing commitment to returning value to its investors.

Private Placements and FinancingM&A TransactionsBusiness Operations and StrategyFinancial Disclosures
Regency Centers Reports Strong Q2 2025 Financial Results
Positive
Jul 29, 2025

On July 29, 2025, Regency Centers reported its financial and operating results for the second quarter of 2025, highlighting a net income of $0.56 per diluted share, an increase from the previous year. The company raised its 2025 earnings guidance and reported strong leasing activity, with a 7.4% increase in Same Property NOI year-over-year. Regency also completed significant acquisitions, including a $357 million purchase of five shopping centers in Southern California, and issued $400 million in senior unsecured notes. The company continues to focus on strategic capital deployment and corporate responsibility initiatives.

Private Placements and FinancingBusiness Operations and StrategyFinancial Disclosures
Regency Centers Reports Strong Q2 2025 Financial Results
Positive
Jul 29, 2025

On July 29, 2025, Regency Centers reported its financial results for the second quarter ending June 30, 2025. The company achieved a net income of $0.56 per diluted share, with notable increases in Nareit FFO and Core Operating Earnings compared to the previous year. Regency also raised its 2025 earnings guidance, reflecting strong leasing activity and strategic investments, including the acquisition of five shopping centers in Southern California. The company’s occupancy rates and leasing metrics showed positive growth, and it issued $400 million in senior unsecured notes to support its financial strategies.

M&A TransactionsBusiness Operations and Strategy
Regency Centers Acquires Shopping Centers in California
Positive
Jul 24, 2025

On July 24, 2025, Regency Centers announced the acquisition of five shopping centers in Orange County, California, for $357 million. This strategic move enhances Regency’s presence in a supply-constrained market and aligns with their capital allocation objectives, potentially boosting their 2025 earnings per share.

Business Operations and Strategy
Regency Centers Updates Investor Presentation for June 2025
Neutral
Jun 2, 2025

On June 2, 2025, Regency Centers Corporation released an updated investor presentation for use at various conferences and meetings. This presentation is available on the investor relations section of Regency’s website, indicating a proactive approach to engaging with investors and stakeholders.

Business Operations and Strategy
Regency Centers Updates Investor Presentation for Conferences
Neutral
Jun 2, 2025

On June 2, 2025, Regency Centers Corporation released an updated investor presentation for use at various conferences and meetings. This presentation is available on the investor relations section of their website, potentially impacting stakeholder engagement and providing insights into the company’s future strategies.

Business Operations and Strategy
Regency Centers Releases 2024 Corporate Responsibility Report
Positive
May 21, 2025

On May 21, 2025, Regency Centers Corporation released its 2024 Corporate Responsibility Report and TCFD-aligned Climate Risk Report, underscoring its commitment to corporate responsibility and climate-related transparency. The reports highlight Regency’s achievements, including a record-high employee engagement score, recognition in the Bloomberg Gender-Equality Index, and significant progress in reducing greenhouse gas emissions. These efforts reflect Regency’s strategy for sustainable growth and long-term value creation, positively impacting its stakeholders and communities.

Business Operations and StrategyRegulatory Filings and Compliance
Regency Centers Releases 2024 Corporate Responsibility Report
Positive
May 21, 2025

On May 21, 2025, Regency Centers Corporation released its 2024 Corporate Responsibility Report and TCFD-aligned Climate Risk Report, emphasizing its commitment to corporate responsibility and transparency in addressing climate-related risks. The reports highlight Regency’s achievements, including a record-high employee engagement score, recognition in the Bloomberg Gender-Equality Index, and significant progress in reducing greenhouse gas emissions. These efforts align with Regency’s strategy for sustainable growth and community impact, reinforcing its long-term value creation for shareholders.

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: Aug 20, 2025