What is Federal Realty Investment Trust's earnings per share (EPS)?

Federal Realty Investment Trust (FRT) reported diluted earnings per share of $4.68 for fiscal year 2025. This represents a 36.8% change compared to the previous fiscal year. EPS represents the portion of a company's net income allocated to each outstanding share of common stock and is widely used to evaluate profitability on a per-share basis.

Federal Realty Investment Trust (FRT) Financials

FRT

Trailing 12 months to March 31, 2026

Revenue $1.3B +7.4% YoY

Net Income $506.4M +67.6% YoY

EPS (Diluted) $5.76 +65.5% YoY

Operating Cash Flow $627.9M +2.5% YoY

Market Cap $9.2B as of Oct 21, 2026

Price / Sales 7.0x on $1.3B revenue, trailing 12 months to March 31, 2026

Price / Earnings 18.1x on $506.4M net income, trailing 12 months to March 31, 2026

Price / Book 2.8x on $3.3B equity, Q1 FY2026

A multiple compares the market's price with a filed figure; it says what the market pays, not how the business is doing. The market capitalization is the vendor's as of Oct 21, 2026; every other figure is from the SEC filings on this page. Not financial advice.

Source SEC Filings (10-K/10-Q) Latest period Q1 FY2026, ended Mar 31, 2026 Reported May 1, 2026 Currency USD FYE December

Newest figures come from the 10-Q for Q1 FY2026, filed May 1, 2026. Each column of the statement tables below links to the filing it was taken from, and every filing is listed on the FRT SEC filings page.

Federal Realty Investment Trust (FRT) reported $1.3B in revenue over the twelve months to Mar 31, 2026, up 7.4% from the prior twelve months. This page shows its income statement, balance sheet, cash flow statement, and key financial ratios. View 15 years of annual fundamentals and quarterly data, with year-over-year growth rates and compound annual growth rates (CAGR). All figures are derived from SEC filings (10-K and 10-Q reports).

Rhea AI FRT FY2025 2026-10-03

Federal Realty’s latest results show a property business converting revenue into cash while using more debt alongside faster earnings growth.

In FY2025, revenue increased 6.4% from FY2024, but operating economics improved much more sharply as operating margin rose from 39.3% to 47.1%; earnings growth therefore came disproportionately from margin expansion rather than top-line growth alone. Operating cash flow reached $622M versus net income of $411M; that cash-over-earnings spread indicates depreciation and other noncash items materially shape reported profitability, while earnings remain accompanied by cash generation.

The capital structure became more debt-dependent: long-term debt rose 10.4% in FY2025 while total equity grew only 2.4%. With debt-to-equity at 1.5x, the business funded a larger asset base without a proportionate increase in equity, making its financing structure an important part of the growth story.

Diluted EPS of $4.68 was only modestly above dividends per share of $4.46, so distributions closely tracked reported earnings in FY2025. That comparison describes per-share accounting coverage, not cash coverage: free cash flow and dividends paid are not supplied, leaving property reinvestment and distribution funding unresolved in these figures.

Financial Health Signals

Financial Health Score (5 of 6 dimensions) 76/100

Scored as: REITs peer group

Scored against REITs for FY2025. Each of the six dimensions is a percentile rank within that peer group, and the overall is the average of the dimensions that can be computed: here 5 of 6, with the others left out rather than counted as zero. A high score means strong standing among peers, not absolute cross-industry strength. How this score is calculated →

Health score ≠ stock price. This rates the quality of Federal Realty Investment Trust's business: profitability, growth, balance sheet strength. It doesn't tell you whether the stock is a good buy at today's price. Not financial advice. Use it alongside valuation analysis and your own research.

FFO Margin

FFO Margin measures funds from operations against revenue, and funds from operations is net income with property depreciation added back, since a building written down a little further every year on paper is often worth more rather than less. Federal Realty Investment Trust scores 86/100 on it among other REITs.

FFO Growth

FFO Growth follows the three-year path of funds from operations, which is net income with property depreciation added back. Federal Realty Investment Trust scores 76/100 on it among other REITs.

Leverage

Federal Realty Investment Trust's net debt of $4.9B, being $5.0B of long-term debt less $107.4M of cash, came to 5.01 times its EBITDA in fiscal year 2025. REITs are ranked here on that debt against their EBITDA, where a lower multiple is the safer one, and Federal Realty Investment Trust scores 53/100 among other REITs.

Interest Cov.

Federal Realty Investment Trust's operating income of $602.2M covered its interest expense of $183.6M 3.28 times over in fiscal year 2025. The interest coverage axis ranks REITs on operating income against interest owed, and Federal Realty Investment Trust scores 77/100 among other REITs.

AFFO Margin

AFFO Margin takes funds from operations, subtracts the spending a REIT needs just to keep its properties in working order, and measures what is left against revenue. Federal Realty Investment Trust scores 86/100 on it among other REITs.

Dividend Cov.

n/a

Not available for Federal Realty Investment Trust, so it is left out of the overall score, which averages the 5 of 6 dimensions that can be computed.

Piotroski F-Score Partial

4/7

Federal Realty Investment Trust passes 4 of 7 computable financial strength tests (2 of the nine could not be computed from available data). All 4 profitability signals pass (positive income, cash flow, and earnings quality), no leverage/liquidity signals pass (rising debt, declining liquidity, or share dilution), the one computable operating efficiency signal (asset turnover improving) does not pass.

Earnings Quality Cash-Backed

1.51x

For every $1 of reported earnings, Federal Realty Investment Trust generates $1.51 in operating cash flow ($622.4M OCF vs $411.1M net income). This indicates profits are well-supported by actual cash generation, not accounting adjustments.

Interest Coverage Adequate

3.28x

Federal Realty Investment Trust earns $3.28 in operating income for every $1 of interest expense ($602.2M vs $183.6M). This adequate coverage means the company can meet its interest obligations, but has limited cushion if earnings fall.

Key Financial Metrics

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Earnings & Revenue

Revenue

$341.1M

YoY+10.3%

QoQ+1.5%

5Y CAGR+9.3%

10Y CAGR+5.6%

Federal Realty Investment Trust generated $341.1M in revenue in Q1 2026. This represents an increase of 10.3% from the same quarter a year earlier. Against the prior quarter it is up 1.5%.

EBITDA

$308.2M

YoY+58.0%

QoQ+10.9%

5Y CAGR+16.0%

10Y CAGR+9.5%

Federal Realty Investment Trust's EBITDA was $308.2M in Q1 2026, measuring earnings before interest, taxes, depreciation, and amortization. This represents an increase of 58.0% from the same quarter a year earlier. Against the prior quarter it is up 10.9%.

Net Income

$159.1M

YoY+149.5%

QoQ+22.6%

5Y CAGR+27.0%

10Y CAGR+7.5%

Federal Realty Investment Trust reported $159.1M in net income in Q1 2026. This represents an increase of 149.5% from the same quarter a year earlier. Against the prior quarter it is up 22.6%.

EPS (Diluted)

$1.81

YoY+151.4%

QoQ+22.3%

5Y CAGR+24.7%

10Y CAGR+5.1%

Federal Realty Investment Trust earned $1.81 per diluted share (EPS) in Q1 2026. This represents an increase of 151.4% from the same quarter a year earlier. Against the prior quarter it is up 22.3%.

Cash & Balance Sheet

Cash & Debt

$115.6M

YoY+5.9%

QoQ+7.7%

5Y CAGR-31.7%

10Y CAGR+19.4%

Federal Realty Investment Trust held $115.6M in cash as of Q1 2026; no long-term debt figure is on record for that period.

Dividends Per Share

$1.13

YoY+2.7%

QoQ0.0%

5Y CAGR+1.3%

Federal Realty Investment Trust paid $1.13 per share in dividends in Q1 2026. This represents an increase of 2.7% from the same quarter a year earlier. It is unchanged from the prior quarter.

Shares Outstanding

86M

YoY+0.1%

QoQ+0.1%

5Y CAGR+2.1%

10Y CAGR+2.0%

Federal Realty Investment Trust had 86M shares outstanding in Q1 2026. This represents an increase of 0.1% from the same quarter a year earlier. Against the prior quarter it is up 0.1%.

Free Cash Flow

Not reported for Q1 2026.

Margins & Returns

Operating Margin

61.3%

YoY+26.3pp

QoQ+7.5pp

5Y change+23.3pp

10Y change+22.5pp

Federal Realty Investment Trust's operating margin was 61.3% in Q1 2026, reflecting core business profitability. This is up 26.3 percentage points from the same quarter a year earlier. Against the prior quarter it is up 7.5 percentage points.

Net Margin

46.7%

YoY+26.0pp

QoQ+8.0pp

5Y change+24.5pp

10Y change+7.9pp

Federal Realty Investment Trust's net profit margin was 46.7% in Q1 2026, showing the share of revenue converted to profit. This is up 26.0 percentage points from the same quarter a year earlier. Against the prior quarter it is up 8.0 percentage points.

Return on Equity

4.8%

YoY+2.8pp

QoQ+0.8pp

5Y change+2.9pp

10Y change+0.6pp

Federal Realty Investment Trust's quarterly ROE was 4.8% in Q1 2026: one quarter's net income over shareholder equity, not annualized. This is up 2.8 percentage points from the same quarter a year earlier. Against the prior quarter it is up 0.8 percentage points.

Gross Margin

Not reported for Q1 2026.

Capital Allocation

None of these metrics is reported for Q1 2026.

FRT Income Statement

Figures in USD, abbreviated K (thousand), M (million), B (billion), T (trillion). Negative values carry a minus sign and red type. Each change compares the year with the year before it, and each quarter with the same quarter a year earlier.

FRT quarterly income statement

Metric	TTM	FY2510-K	FY2410-K	FY2310-K	FY2210-K	FY2110-K	FY2010-K	FY1910-K	FY1810-K	FY1710-K	FY1610-K	FY1510-K	FY1410-K	FY1310-K	FY1210-K	FY1110-K
Revenue	$1.3B	$1.3B+6.4%	$1.2B+6.2%	$1.1B+5.4%	$1.1B+12.9%	$951.2M+13.9%	$835.5M-10.7%	$935.8M+2.2%	$915.4M+6.8%	$857.3M+7.0%	$801.6M+7.7%	$744.0M+8.4%	$686.1M+7.6%	$637.4M+5.2%	$605.8M+9.9%	$551.1M
SG&A Expenses	$48.0M	$46.9M-5.7%	$49.7M-1.9%	$50.7M-3.7%	$52.6M+5.6%	$49.9M+19.6%	$41.7M-2.5%	$42.8M+27.2%	$33.6M-7.4%	$36.3M+8.6%	$33.4M-6.3%	$35.6M+10.3%	$32.3M+1.1%	$32.0M+2.6%	$31.2M+7.5%	$29.0M
Operating Income	$703.1M	$602.2M+27.5%	$472.4M+16.2%	$406.5M-22.8%	$526.4M+33.4%	$394.7M+36.3%	$289.5M-38.5%	$470.9M+30.2%	$361.6M-11.8%	$410.2M+27.8%	$321.0M+6.9%	$300.2M+10.7%	$271.0M+6.6%	$254.2M+0.1%	$253.9M+12.1%	$226.5M
EBITDA	N/A	$970.0M+19.0%	$815.0M+11.9%	$728.2M-12.1%	$828.8M+22.8%	$674.7M+23.9%	$544.6M-23.4%	$710.7M+17.3%	$605.9M-3.3%	$626.3M+21.7%	$514.6M+8.3%	$474.9M+7.5%	$441.9M+6.5%	$415.0M+4.9%	$395.6M+12.3%	$352.4M
Interest Expense	$190.3M	$183.6M+4.6%	$175.5M+4.6%	$167.8M+22.5%	$137.0M+7.3%	$127.7M-6.3%	$136.3M+24.3%	$109.6M-0.5%	$110.2M+10.0%	$100.1M+5.4%	$95.0M+2.6%	$92.6M-1.5%	$93.9M-10.5%	$105.0M-7.4%	$113.3M+15.1%	$98.5M
Net Income	$506.4M	$411.1M+39.2%	$295.2M+24.6%	$237.0M-38.5%	$385.5M+47.4%	$261.5M+98.5%	$131.7M-62.8%	$353.9M+46.3%	$241.9M-16.6%	$289.9M+16.0%	$249.9M+18.9%	$210.2M+27.8%	$164.5M+1.1%	$162.7M+7.1%	$151.9M+5.6%	$143.9M
EPS (Basic)	N/A	$4.68+36.8%	$3.42+22.1%	$2.80-40.6%	$4.71+44.5%	$3.26+101.2%	$1.62-64.9%	$4.61+45.0%	$3.18-19.9%	$3.97+13.1%	$3.51+15.5%	$3.04+25.6%	$2.42-2.0%	$2.47+4.7%	$2.36+3.1%	$2.29
EPS (Diluted)	$5.76	$4.68+36.8%	$3.42+22.1%	$2.80-40.6%	$4.71+44.5%	$3.26+101.2%	$1.62-64.9%	$4.61+45.0%	$3.18-19.9%	$3.97+13.4%	$3.50+15.5%	$3.03+25.7%	$2.41-2.0%	$2.46+4.7%	$2.35+3.1%	$2.28
Diluted Shares (Avg)	N/A	86M+3.4%	84M+2.8%	81M+1.0%	81M+4.1%	77M+2.5%	76M+1.0%	75M+2.0%	73M+1.5%	72M+1.7%	71M+3.0%	69M+2.2%	67M+3.1%	65M+2.2%	64M+2.3%	63M

Metric	Q1'2610-Q	Q4'2510-Q	Q3'2510-Q	Q2'2510-Q	Q1'2510-Q	Q4'2410-K	Q3'2410-Q	Q2'2410-Q
Revenue	$341.1M+10.3%	$336.0M+7.9%	$322.3M+6.1%	$311.5M+5.2%	$309.2M+6.1%	$311.4M+6.7%	$303.6M+5.9%	$296.1M+5.5%
SG&A Expenses	$11.9M+9.7%	$12.5M-15.9%	$11.6M+7.6%	$11.9M-1.4%	$10.9M-9.4%	$14.8M+13.1%	$10.8M-17.7%	$12.1M+1.5%
Operating Income	$209.0M+93.3%	$180.7M+65.3%	$110.7M+4.6%	$202.7M+29.1%	$108.1M+7.9%	$109.3M+0.5%	$105.8M+5.7%	$157.0M+54.2%
EBITDA	$308.2M+58.0%	$278.0M+41.5%	$204.9M+6.3%	$292.0M+20.6%	$195.1M+6.3%	$196.4M+2.7%	$192.9M+6.1%	$242.1M+33.9%
Interest Expense	$49.1M+15.6%	$48.9M+13.2%	$47.6M+7.6%	$44.6M+0.6%	$42.5M-2.8%	$43.2M+0.6%	$44.2M+3.5%	$44.3M+3.3%
Net Income	$159.1M+149.5%	$129.7M+98.0%	$61.6M+1.1%	$155.9M+39.2%	$63.8M+12.4%	$65.5M+2.2%	$61.0M+6.8%	$112.0M+85.1%
EPS (Basic)	$1.82+152.8%	$1.48+100.0%	$0.69-1.4%	$1.78+34.8%	$0.72+9.1%	$0.74-2.6%	$0.70+4.5%	$1.32+83.3%
EPS (Diluted)	$1.81+151.4%	$1.48+100.0%	$0.69-1.4%	$1.78+34.8%	$0.72+9.1%	$0.74-2.6%	$0.70+4.5%	$1.32+83.3%
Diluted Shares (Avg)	87M+1.4%	N/A	86M+2.4%	87M+3.6%	85M+3.5%	N/A	84M+3.3%	84M+2.9%

Not reported in any period shown, so not listed: Cost of Revenue, Gross Profit, R&D Expenses, Income Tax.

FRT Balance Sheet

FRT quarterly balance sheet

Metric	FY2510-K	FY2410-K	FY2310-K	FY2210-K	FY2110-K	FY2010-K	FY1910-K	FY1810-K	FY1710-K	FY1610-K	FY1510-K	FY1410-K	FY1310-K	FY1210-K	FY1110-K
Total Assets	$9.1B+7.1%	$8.5B+1.0%	$8.4B+2.5%	$8.2B+8.0%	$7.6B+0.2%	$7.6B+12.0%	$6.8B+8.0%	$6.3B+0.2%	$6.3B+15.7%	$5.4B+10.8%	$4.9B+7.7%	$4.5B+7.8%	$4.2B+8.2%	$3.9B+6.3%	$3.7B
Cash & Equivalents	$107.4M-13.0%	$123.4M-50.8%	$250.8M+193.2%	$85.6M-47.2%	$162.1M-79.7%	$798.3M+526.5%	$127.4M+98.8%	$64.1M+322.0%	$15.2M-35.0%	$23.4M+11.0%	$21.0M-56.1%	$48.0M-46.1%	$88.9M+140.4%	$37.0M-45.5%	$67.8M
Short-Term Investments	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0
Long-Term Investments	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0
Total Liabilities	$5.6B+10.4%	$5.1B-2.1%	$5.2B+3.8%	$5.0B+5.8%	$4.7B-3.6%	$4.9B+22.4%	$4.0B+9.0%	$3.7B-1.5%	$3.7B+16.8%	$3.2B+7.6%	$3.0B+8.8%	$2.7B+3.5%	$2.6B+6.0%	$2.5B+6.5%	$2.3B
Long-Term Debt	$5.0B+10.4%	$4.5B-2.6%	$4.6B+6.2%	$4.3B+6.9%	$4.1B-5.7%	$4.3B+27.8%	$3.4B+6.2%	$3.2B-1.8%	$3.2B+17.9%	$2.7B+7.1%	$2.6B+9.4%	$2.3B+4.1%	$2.2B+5.7%	$2.1B+4.4%	$2.0B
Total Equity	$3.2B+2.4%	$3.2B+7.0%	$3.0B+0.3%	$3.0B+14.5%	$2.6B+4.7%	$2.5B-2.8%	$2.5B+8.1%	$2.3B+3.5%	$2.3B+14.7%	$2.0B+18.8%	$1.7B+3.7%	$1.6B+10.8%	$1.4B+12.5%	$1.3B+5.8%	$1.2B

Metric	Q1'2610-Q	Q4'2510-Q	Q3'2510-Q	Q2'2510-Q	Q1'2510-Q	Q4'2410-K	Q3'2410-Q	Q2'2410-Q
Total Assets	$9.1B+5.5%	$9.1B+7.1%	$8.9B+4.5%	$8.6B+2.4%	$8.6B+4.2%	$8.5B+1.0%	$8.5B+2.2%	$8.4B+1.7%
Cash & Equivalents	$115.6M+5.9%	$107.4M-13.0%	$111.3M+14.7%	$177.0M+71.5%	$109.2M+13.9%	$123.4M-50.8%	$97.0M-1.2%	$103.2M+5.3%
Short-Term Investments	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m
Long-Term Investments	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m	$0n/m
Total Liabilities	$5.5B+6.9%	$5.6B+10.4%	$5.4B+5.5%	$5.1B-0.9%	$5.2B+1.6%	$5.1B-2.1%	$5.1B-0.8%	$5.2B+0.9%
Long-Term Debt	N/A	$5.0B+10.4%	N/A	N/A	N/A	$4.5B-2.6%	N/A	N/A
Total Equity	$3.3B+3.7%	$3.2B+2.4%	$3.2B+3.3%	$3.2B+8.5%	$3.2B+9.4%	$3.2B+7.0%	$3.1B+8.0%	$3.0B+3.3%

Not reported in any period shown, so not listed: Current Assets, Inventory, Accounts Receivable, Goodwill, Current Liabilities, Non-Current Liabilities, Retained Earnings.

FRT Cash Flow Statement

FRT quarterly cash flow statement

Metric	TTM	FY2510-K	FY2410-K	FY2310-K	FY2210-K	FY2110-K	FY2010-K	FY1910-K	FY1810-K	FY1710-K	FY1610-K	FY1510-K	FY1410-K	FY1310-K	FY1210-K	FY1110-K
Operating Cash Flow	$627.9M	$622.4M+8.3%	$574.6M+3.4%	$555.8M+7.6%	$516.8M+9.6%	$471.4M+27.4%	$369.9M-19.9%	$461.9M-10.6%	$516.7M+12.6%	$458.8M+7.3%	$427.7M+15.9%	$369.0M+6.6%	$346.1M+10.1%	$314.5M+6.0%	$296.6M+21.2%	$244.7M
Depreciation & Amortization	N/A	$367.8M+7.4%	$342.6M+6.5%	$321.8M+6.4%	$302.4M+8.0%	$280.0M+9.8%	$255.0M+6.4%	$239.8M-1.8%	$244.2M+13.1%	$216.1M+11.6%	$193.6M+10.7%	$174.8M+2.3%	$170.8M+6.2%	$160.8M+13.5%	$141.7M+12.6%	$125.9M
Stock-Based Compensation	N/A	$14.6M-10.7%	$16.4M+14.3%	$14.3M+4.4%	$13.7M+5.3%	$13.0M+9.1%	$11.9M-2.9%	$12.3M+4.8%	$11.7M+6.7%	$11.0M+10.8%	$9.9M-11.5%	$11.2M-4.7%	$11.8M+15.5%	$10.2M+7.5%	$9.5M+24.8%	$7.6M
Investing Cash Flow	-$540.8M	-$743.1Mn/m	-$446.8Mn/m	-$358.3Mn/m	-$786.0Mn/m	-$660.1Mn/m	-$368.4Mn/m	-$316.5Mn/m	-$192.2Mn/m	-$837.9Mn/m	-$590.2Mn/m	-$353.8Mn/m	-$396.1Mn/m	-$345.2Mn/m	-$273.6Mn/m	-$196.4M
Financing Cash Flow	-$86.0M	$103.0Mn/m	-$252.3Mn/m	-$33.8M-117.8%	$190.4Mn/m	-$453.0M-168.5%	$661.7Mn/m	-$100.1Mn/m	-$241.3M-165.3%	$369.4M+118.8%	$168.8Mn/m	-$42.2M-566.5%	$9.0M-89.1%	$82.6Mn/m	-$53.9M-1569.7%	$3.7M

Metric	Q1'2610-Q	Q4'2510-Q	Q3'2510-Q	Q2'2510-Q	Q1'2510-Q	Q4'2410-K	Q3'2410-Q	Q2'2410-Q
Operating Cash Flow	$184.6M+3.1%	$144.8M+21.1%	$147.8M+2.6%	$150.7M-11.2%	$179.0M+26.8%	$119.6M+6.2%	$144.1M-4.5%	$169.7M+13.7%
Depreciation & Amortization	$99.2M+14.1%	$97.4M+11.8%	$94.3M+8.3%	$89.2M+4.9%	$86.9M+4.2%	$87.1M+5.7%	$87.0M+6.5%	$85.0M+7.7%
Stock-Based Compensation	$4.3M+10.9%	N/A	$3.4M-1.8%	$3.6M+3.0%	$3.9M-6.7%	N/A	$3.5M+3.8%	$3.5M+3.9%
Investing Cash Flow	$20.5Mn/m	-$269.6Mn/m	-$357.2Mn/m	$65.4Mn/m	-$181.8Mn/m	-$71.4Mn/m	-$122.8Mn/m	-$185.7Mn/m
Financing Cash Flow	-$198.9Mn/m	$114.7Mn/m	$133.5Mn/m	-$135.2M-641.8%	-$10.0Mn/m	-$18.4M-116.1%	-$29.5Mn/m	$25.0Mn/m

Not reported in any period shown, so not listed: Capital Expenditures, Free Cash Flow, Dividends Paid, Share Buybacks.

FRT Financial Ratios

Margins and returns are percentages; the remaining ratios are unitless multiples. Each change compares the year with the year before it, and each quarter with the same quarter a year earlier.

FRT quarterly financial ratios

Metric	FY2510-K	FY2410-K	FY2310-K	FY2210-K	FY2110-K	FY2010-K	FY1910-K	FY1810-K	FY1710-K	FY1610-K	FY1510-K	FY1410-K	FY1310-K	FY1210-K	FY1110-K
Operating Margin	47.1%+7.8pp	39.3%+3.4pp	35.9%-13.1pp	49.0%+7.5pp	41.5%+6.9pp	34.6%-15.7pp	50.3%+10.8pp	39.5%-8.3pp	47.9%+7.8pp	40.0%-0.3pp	40.3%+0.8pp	39.5%-0.4pp	39.9%-2.0pp	41.9%+0.8pp	41.1%
Net Margin	32.1%+7.6pp	24.6%+3.6pp	20.9%-14.9pp	35.9%+8.4pp	27.5%+11.7pp	15.8%-22.1pp	37.8%+11.4pp	26.4%-7.4pp	33.8%+2.6pp	31.2%+2.9pp	28.2%+4.3pp	24.0%-1.5pp	25.5%+0.4pp	25.1%-1.0pp	26.1%
Return on Equity	12.7%+3.3pp	9.3%+1.3pp	8.0%-5.1pp	13.1%+2.9pp	10.1%+4.8pp	5.3%-8.6pp	14.0%+3.7pp	10.3%-2.5pp	12.8%+0.2pp	12.6%0.0pp	12.6%+2.4pp	10.3%-1.0pp	11.2%-0.6pp	11.8%0.0pp	11.8%
Return on Assets	4.5%+1.0pp	3.5%+0.6pp	2.8%-1.9pp	4.7%+1.3pp	3.4%+1.7pp	1.7%-3.5pp	5.2%+1.4pp	3.9%-0.8pp	4.6%0.0pp	4.6%+0.3pp	4.3%+0.7pp	3.6%-0.2pp	3.9%0.0pp	3.9%0.0pp	3.9%
Debt-to-Equity	1.53+0.1x	1.42-0.1x	1.56+0.1x	1.47-0.1x	1.57-0.2x	1.75+0.4x	1.330.0x	1.35-0.1x	1.430.0x	1.39-0.2x	1.54+0.1x	1.46-0.1x	1.55-0.1x	1.650.0x	1.67
Liabilities-to-Equity	1.73+0.1x	1.61-0.2x	1.76+0.1x	1.70-0.1x	1.84-0.2x	2.00+0.4x	1.590.0x	1.57-0.1x	1.650.0x	1.62-0.2x	1.79+0.1x	1.70-0.1x	1.83-0.1x	1.940.0x	1.92
Asset Turnover	0.140.0x	0.140.0x	0.130.0x	0.130.0x	0.120.0x	0.110.0x	0.140.0x	0.150.0x	0.140.0x	0.150.0x	0.150.0x	0.150.0x	0.150.0x	0.160.0x	0.15

Metric	Q1'2610-Q	Q4'2510-Q	Q3'2510-Q	Q2'2510-Q	Q1'2510-Q	Q4'2410-K	Q3'2410-Q	Q2'2410-Q
Operating Margin	61.3%+26.3pp	53.8%+18.7pp	34.3%-0.5pp	65.1%+12.1pp	35.0%+0.6pp	35.1%-2.2pp	34.9%-0.1pp	53.0%+16.8pp
Net Margin	46.7%+26.0pp	38.6%+17.6pp	19.1%-0.9pp	50.0%+12.2pp	20.6%+1.2pp	21.0%-0.9pp	20.1%+0.2pp	37.8%+16.3pp
Return on Equity	4.8%+2.8pp	4.0%+1.9pp	1.9%0.0pp	4.8%+1.1pp	2.0%+0.1pp	2.1%-0.1pp	2.0%0.0pp	3.7%+1.7pp
Return on Assets	1.8%+1.0pp	1.4%+0.7pp	0.7%0.0pp	1.8%+0.5pp	0.7%+0.1pp	0.8%0.0pp	0.7%0.0pp	1.3%+0.6pp
Debt-to-Equity	N/A	1.53+0.1x	N/A	N/A	N/A	1.42-0.1x	N/A	N/A
Liabilities-to-Equity	1.670.0x	1.73+0.1x	1.680.0x	1.58-0.1x	1.62-0.1x	1.61-0.2x	1.64-0.1x	1.730.0x
Asset Turnover	0.040.0x	0.040.0x	0.040.0x	0.040.0x	0.040.0x	0.040.0x	0.040.0x	0.040.0x

Not reported in any period shown, so not listed: Gross Margin, Current Ratio, FCF Margin.

Similar Companies

Newest fiscal year on record for each company. The health score is the peer-relative Financial Health Score for that year; a dash means no score is published for it.

Company	Fiscal year	Revenue	Net income	Net margin	Market cap	Health score
Federal Realty Investment Trust FRT	FY2025	$1.3B	$411.1M	32.1%	$9.2B	76/100
BRIXMOR PROPERTY GROUP INC. BRX	FY2025	$1.4B	$386.2M	28.2%	$8.5B	72/100
Agree Realty Corporation ADC	FY2025	$718.4M	$204.3M	28.4%	$8.3B	56/100
NNN REIT, Inc. NNN	FY2025	$926.2M	$389.8M	42.1%	$8.0B	76/100
Essential Properties Realty Trust, Inc. EPRT	FY2025	$561.2M	$253.0M	45.1%	$5.6B	79/100
Kite Realty Group Trust KRG	FY2025	$844.4M	$298.7M	35.4%	$4.9B	61/100

Where Federal Realty Investment Trust Ranks

Frequently Asked Questions

What is Federal Realty Investment Trust's annual revenue?

Federal Realty Investment Trust (FRT) reported $1.3B in total revenue for fiscal year 2025. This represents a 6.4% change compared to the previous fiscal year. Revenue measures the total income earned from the company's primary business operations before any expenses are deducted.

How fast is Federal Realty Investment Trust's revenue growing?

Federal Realty Investment Trust (FRT) revenue grew by 6.4% year-over-year, from $1.2B to $1.3B in fiscal year 2025.

Is Federal Realty Investment Trust profitable?

Yes, Federal Realty Investment Trust (FRT) reported a net income of $506.4M over the trailing 12 months to March 31, 2026. In fiscal year 2025 it reported a net income of $411.1M, with a net profit margin of 32.1%.

What is Federal Realty Investment Trust's EBITDA?

Federal Realty Investment Trust (FRT) had EBITDA of $970.0M in fiscal year 2025, measuring earnings before interest, taxes, depreciation, and amortization.

How much debt does Federal Realty Investment Trust have?

As of fiscal year 2025, Federal Realty Investment Trust (FRT) had $107.4M in cash and equivalents against $5.0B in long-term debt.

What is Federal Realty Investment Trust's operating margin?

Federal Realty Investment Trust (FRT) had an operating margin of 47.1% in fiscal year 2025, reflecting the profitability of core business operations before interest and taxes.

What is Federal Realty Investment Trust's net profit margin?

Federal Realty Investment Trust (FRT) had a net profit margin of 32.1% in fiscal year 2025, representing the share of revenue converted into profit after all expenses.

Does Federal Realty Investment Trust pay dividends?

Yes, Federal Realty Investment Trust (FRT) paid $4.46 per share in dividends during fiscal year 2025.

What is Federal Realty Investment Trust's return on equity (ROE)?

Federal Realty Investment Trust (FRT) has a return on equity of 12.7% for fiscal year 2025, measuring how efficiently the company generates profit from shareholder equity.

What is Federal Realty Investment Trust's operating cash flow?

Federal Realty Investment Trust (FRT) generated $622.4M in operating cash flow during fiscal year 2025, representing cash generated from core business activities.

What are Federal Realty Investment Trust's total assets?

Federal Realty Investment Trust (FRT) had $9.1B in total assets as of fiscal year 2025, including both current and long-term assets.

How many shares does Federal Realty Investment Trust have outstanding?

Federal Realty Investment Trust (FRT) had 86M shares outstanding as of fiscal year 2025.

What is Federal Realty Investment Trust's debt-to-equity ratio?

Federal Realty Investment Trust (FRT) had a debt-to-equity ratio of 1.53 as of fiscal year 2025. We compute it as long-term debt divided by total shareholder equity, where long-term debt is the noncurrent part of the company's borrowings, so debt due within the next twelve months is not counted.

What is Federal Realty Investment Trust's liabilities-to-equity ratio?

Federal Realty Investment Trust (FRT) had a liabilities-to-equity ratio of 1.73 as of fiscal year 2025, which is total liabilities divided by total shareholder equity. Total liabilities counts every obligation on the balance sheet (payables, deposits, insurance reserves and deferred taxes as well as borrowings), so this ratio usually runs well above debt-to-equity.

What is Federal Realty Investment Trust's return on assets (ROA)?

Federal Realty Investment Trust (FRT) had a return on assets of 4.5% for fiscal year 2025, measuring how efficiently the company uses its assets to generate profit.

What is Federal Realty Investment Trust's P/E ratio?

Federal Realty Investment Trust (FRT) trades at 18.1x earnings, its market capitalization divided by $506.4M net income, trailing 12 months to March 31, 2026. The market capitalization is $9.2B as of Oct 21, 2026; a multiple compares that price with a filed figure and says nothing about the quality of the business.

What is Federal Realty Investment Trust's price-to-sales ratio?

Federal Realty Investment Trust (FRT) trades at 7.0x sales, its market capitalization divided by $1.3B revenue, trailing 12 months to March 31, 2026. The market capitalization is $9.2B as of Oct 21, 2026; a multiple compares that price with a filed figure and says nothing about the quality of the business.

What is Federal Realty Investment Trust's Piotroski F-Score?

Federal Realty Investment Trust (FRT) has a Piotroski F-Score of 4 out of 7 computable signals; 2 of the nine could not be computed from available data, so the full-scale strength rating is not shown. The F-Score evaluates nine binary signals across profitability (positive ROA, positive cash flow, improving ROA, earnings quality), leverage (decreasing debt, improving liquidity, no share dilution), and operating efficiency (improving gross margin, improving asset turnover). Scores of 7 to 9 indicate strong and improving fundamentals. Learn more in our complete guide to financial health indicators.

Are Federal Realty Investment Trust's earnings high quality?

Federal Realty Investment Trust (FRT) has an earnings quality ratio of 1.51x, considered cash-backed (high quality). This ratio compares operating cash flow to net income. A ratio above 1.0x means the company generates more cash than its reported earnings, indicating sustainable, cash-backed profits. Ratios below 1.0x suggest earnings rely on accounting accruals rather than actual cash generation. Learn more in our complete guide to financial health indicators.

Can Federal Realty Investment Trust cover its interest payments?

Federal Realty Investment Trust (FRT) has an interest coverage ratio of 3.28x, meaning it can adequately cover its interest obligations. This ratio divides operating income by interest expense. Ratios above 5x indicate strong debt-servicing ability, while ratios below 2x suggest the company may face difficulty meeting interest payments if earnings decline. Learn more in our complete guide to financial health indicators.

How financially healthy is Federal Realty Investment Trust?

Federal Realty Investment Trust (FRT) scores 76 out of 100 on our Financial Health Score, indicating strong standing within its REITs peer group. The score is the average of six dimensions (FFO Margin, FFO Growth, Leverage, Interest Cov., AFFO Margin, Dividend Cov.), each ranked as a percentile relative to companies in the same scoring family (banks against banks, REITs against REITs, and so on) rather than across all industries. For Federal Realty Investment Trust it averages the 5 of 6 dimensions that can be computed; the others are left out rather than counted as zero. It rates the quality of the business, not whether the stock is fairly priced, and is not financial advice. Learn more in our complete guide to financial health indicators.