Federal Realty Investment Trust (FRT)
Real Estate · Retail REITs / Retail Property Investment
A major REIT specializing in ownership and redevelopment of high-quality retail and mixed-use properties in coastal and underserved markets, with a 58-year dividend growth streak.
What Federal Realty Investment Trust does
Federal Realty Investment Trust is an equity REIT that owns, manages, and redevelops a portfolio of high-quality retail and mixed-use properties, with a focus on dense, affluent coastal markets and select underserved areas. As of December 31, 2025, the company operated 104 predominantly retail real estate projects comprising approximately 28.8 million commercial square feet, with 96.1% leased and 94.1% occupancy. Revenue is primarily generated through lease agreements with tenants, and the company has maintained a track record of paying dividends for over 60 years with 58 consecutive years of dividend increases.
Themes: ["Retail real estate","Dividend growth stocks","Mixed-use development","Urban/coastal markets","High-occupancy properties","Long-term tenant relationships","Climate resilience in real estate"]
Fundamentals
- Price$120.73 as of 2026-07-09 close
- Market cap$10.5B as of 2026-07-10
- 1-year return+27.6% as of 2026-07-09 close
- P/E20.72 as of 2026-07-10
- Net margin+38.6% as of 2026-07-10
- Gross margin+67.3% as of 2026-07-10
- ROE+15.6% as of 2026-07-10
- Debt / equity1.47 as of 2026-07-10
- Revenue growth (YoY)+7.4% as of 2026-07-10
- Revenue CAGR (3y)+6.0% SEC XBRL
- Beta0.94 as of 2026-07-10
Dividend: yield +3.8%; 5-year non-decreasing per-share dividend streak (SEC XBRL).
Key risks (from latest filing)
["E-commerce competition and structural decline in traditional retail consumption patterns","Dependence on tenant financial health and ability to pay rent; concentration risk if key tenants fail","Interest rate and leverage risk: company carries significant debt ($4.8B+ in mortgages, notes, and senior securities) with rising cost of capital impacting dividend sustainability"]
Competitors & peers
- Realty Income Corporation (O)
- Retail Opportunity Investments Corp (ROIC)
- Regency Centers Corporation (REG)
- Urstadt Biddle Properties (UBA)
- Ramco-Gershenson Properties (RPT)
Fundamentals: Finnhub, as of 2026-07-10. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-07-09.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & Finnhub, shown with their as-of date.