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Upturn AI Summary - About
Federal Realty Investment Trust(FRT)
Advisory History & Simulated Performance *
*as per simulation (see disclosures)- ALL
- 1Y
- 1M
- 1W
- BUY Advisory
- SELL Advisory (Profit)
- SELL Advisory (Loss)
- Profit
- Loss
- PASS (Skip)
Stock price based on last close Advisory Performance History (Simulated)
Upturn Advisory & Investor View for FRT
09/24/2026: FRT (1-star) is currently NOT-A-BUY. Pass it for now.
Federal Realty Investment Trust is a long-standing owner and developer of high-quality, mixed-use retail properties in affluent, high-barrier-to-entry US markets. The company has a notable reputation for being a reliable income producer, characterized by its record of consecutive annual dividend increases. Its core strength lies in its ability to manage premium physical spaces that attract resilient tenants and high-spending consumers. However, investors should monitor risks related to interest rate sensitivity, geographic concentration, and the ongoing shift toward e-commerce. It may best suit long-term dividend-focused investors looking for stability in their real estate portfolio, though valuation and interest rate cycles remain critical factors to track.
How to Read the Upturn Advisory
The Upturn Star Rating and the current BUY, SELL, or PASS advisory are generated by Upturn’s AI advisory engine based on proprietary signal analysis, price behavior, advisory history, and historical signal performance.
Company fundamentals, valuation, risks, and news provide supporting context about the business.
Investor Fit
| Investor style | Fit | Why |
|---|---|---|
| Growth investor | Mixed fit | The growth profile is steadier and slower than high-growth tech or consumer companies, focused on long-term appreciation. |
| Momentum investor | Weak fit | REITs are generally driven by long-term cycles rather than rapid momentum, though market upturns can provide brief surges. |
| Value investor | Strong fit | The focus on tangible, high-quality real estate assets often provides a floor for valuation based on net asset value. |
| Dividend investor | Strong fit | With over 50 years of consecutive dividend increases, this is a cornerstone holding for income-focused portfolios. |
| Low-risk investor | Strong fit | The company's investment-grade balance sheet and focus on essential retail provide relative defensive characteristics. |
Risk Profile
| Risk factor | Level | Why it matters |
|---|---|---|
| Price volatility | Medium | While REITs are generally stable, they are subject to market sentiment and interest rate changes. |
| Valuation risk | Medium | Properties must consistently justify their cap rate valuations against rising interest rate environments. |
| Competition risk (Retail Real Estate) | Medium / high | Competition for prime, high-barrier retail sites is intense and impacts acquisition costs. |
| Business quality | Strong | The high-end, affluent portfolio quality is a core franchise strength. |
| Dividend income | Strong | The company has a long track record of reliably paying and increasing dividends. |
| Execution risk | Medium | Large-scale redevelopment projects require significant management time and capital discipline to remain profitable. |
Price Behavior
Rolling Over
The price momentum is slowing down and beginning to turn downward.
Very Smooth
The stock has followed a highly orderly price path with minimal short-term disruption.
Analysis of Past Performance
Type Stock | Historic Profit 0.27% | Avg. Invested days 42 | Today’s Advisory PASS |
Upturn Advisory Rating  | Upturn Advisory Performance  3.0 | Stock Returns Performance  1.0 |
| Profits based on simulation | Last Close 09/24/2026 |
Upturn Scorecard
Upturn Star Rating 
Company Fundamentals
Financial Health Rating
Growth Momentum Score
Ownership
Top 5 Institutional Investors
Unit Economics (Per $1K Revenue)
Economic Dimensions
Quantitative Style Profile
Style Classification
Quality Focused
Key Highlights
Company Size Mid-Cap Stock | Market Capitalization 9.56B USD | Price to earnings Ratio 22.32 | 1Y Target Price 132.95 |
Price to earnings Ratio 22.32 | 1Y Target Price 132.95 | ||
Volume (30-day avg) 765.5K shares | Beta 0.92 | 52 Weeks Range 87.27 - 128.21 | Updated Date 09/23/2026 |
52 Weeks Range 87.27 - 128.21 | Updated Date 09/23/2026 | ||
Dividends yield (FY) 4.09% | Basic EPS (TTM) 4.9 |
How Company Makes Money
| Business area | What it includes | Retail investor read |
|---|---|---|
| Rental Revenue | Base rents, percentage rents, and common area maintenance reimbursements from retail and office tenants. | The company makes money by acting as a landlord to businesses, collecting reliable rent from prime physical locations. |
| Residential Operations | Rental income from luxury residential units located within their mixed-use developments. | The company captures additional value by including luxury apartments at their shopping hubs, diversifying income beyond retail. |
Analyzing Revenue: Products, Geography and Growth
Revenue by Products
Product revenue - Year on Year
Valuation
Trailing PE 22.32 | Forward PE 34.97 | Enterprise Value 14.50B | Price to Sales(TTM) 7.16 |
Enterprise Value 14.50B | Price to Sales(TTM) 7.16 | ||
Enterprise Value to Revenue 10.86 | Enterprise Value to EBITDA 14.03 | Shares Outstanding 86.89M | Shares Floating 80.13M |
Shares Outstanding 86.89M | Shares Floating 80.13M | ||
Percent Insiders 1.03 | Percent Institutions 101.06 |
Upturn AI Summary
AI Summarization is directionally correct and might not be accurate.
Summarized information shown could be a few years old and not current.
Fundamental Rating based on AI could be based on old data.
AI-generated summaries may have inaccuracies (hallucinations). Please verify the information before taking action.
Financial Metrics
🧭 Investment Snapshot
Total Revenue (Scale)
Total money earned from selling products or services before any costs. It is needed to understand the scale of the business and its ability to generate income.
Net Income (Profit)
Final profit after all expenses, interest, and taxes are deducted. It is needed to determine the overall profitability available to shareholders.
Free Cash Flow (Cash Strength)
Cash remaining after operating activities and capital expenditures, showing cash available for growth. It is needed to evaluate the company’s ability to invest, pay dividends, or reduce debt.
📈 Growth & Strength
Operating Income (Core Profit)
Profit from core operations after deducting all operating expenses. It is needed to measure how efficiently the company runs its primary business activities.
EBITDA (Cash Earnings)
Earnings before interest, taxes, depreciation, and amortization, indicating operating cash potential. It is needed to compare operating performance across companies without accounting or financing differences.
Gross Profit (Unit Profitability)
Revenue minus cost of revenue, showing profit after direct production costs. It is needed to evaluate core business profitability before overhead expenses.
🛡️ Financial Safety
Cash (Liquidity Buffer)
Total cash and cash equivalents on hand. It is needed to evaluate immediate liquidity and financial flexibility.
Total Debt (Leverage Risk)
Total debt including both short-term and long-term components. It is needed to assess the company’s leverage and financial risk.
Net Working Capital (Short-Term Health)
Current assets minus current liabilities, indicating short-term liquidity strength. It is needed to assess whether the company can meet its short-term obligations.
🧱 Balance Sheet Strength
Stockholder Equity (Net Worth)
Total equity value held by shareholders. It is needed to understand the net worth of the company from the owners’ perspective.
Total Assets (Asset Base)
The full value of everything the company owns, including cash, inventory, equipment, and investments. It is needed to understand the resource base used to generate revenue.
Income Before Tax (Pre-Tax Earnings)
Income before provision for income taxes. It is needed to analyze profitability independent of tax structures.
⚙️ Cost & Drag Factors
Cost of Revenue (Production Cost)
Direct costs required to produce and deliver the products or services sold. It is needed to assess efficiency in production and service delivery.
Total Operating Expenses (Operating Cost)
Indirect costs of running the business such as salaries, marketing, and administration. It is needed to understand how much it costs to sustain ongoing business operations.
Income Tax Expense (Tax Drag)
Amount of taxes paid or payable to the government. It is needed to evaluate the impact of taxation on overall profitability.
About Federal Realty Investment Trust
Exchange NYSE | Headquarters North Bethesda, MD, United States | ||
IPO Launch date 1973-05-03 | CEO, President & Director Mr. Donald C. Wood CPA | ||
Sector Real Estate | Industry REIT - Retail | Full time employees 314 | Website https://www.federalrealty.com |
Full time employees 314 | Website https://www.federalrealty.com | ||
Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. This includes a portfolio of open-air shopping centers and mixed-use destinations"such as Santana Row, Pike & Rose, and Assembly Row, which together reflect the company's ability to create distinctive, high-performing environments that serve as vibrant destinations for their communities. Federal Realty's 103 properties include approximately 3,700 tenants in 28.8 million commercial square feet, and approximately 2,500 residential units. Federal Realty has increased its quarterly dividends to its shareholders for 59 consecutive years, the longest record in the REIT industry. Federal Realty Investment Trust is based in North Bethesda, Maryland. Federal Realty Investment Trust was incorporated in 1962 in Maryland.
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