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Upturn AI Summary - About
Regency Centers Corporation(REG)
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 REG
10/27/2026: REG (1-star) is currently NOT-A-BUY. Pass it for now.
Regency Centers Corporation is a prominent REIT focused on owning, operating, and developing high-quality, grocery-anchored shopping centers in suburban U.S. markets. The company has a leading position in providing essential retail space, which serves as a defensive strength and supports consistent dividend payments. Its primary growth story involves the strategic redevelopment and densification of its portfolio assets to enhance long-term value. Key risks include sensitivity to interest rate changes and the potential for shifts in consumer shopping habits. This stock may best suit income-focused investors looking for stable exposure to the essential retail real estate sector, with monitoring recommended on acquisition efficiency and interest rate trends.
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 | While the company grows through development, it is primarily a income-focused REIT rather than a high-growth tech-style investment. |
| Momentum investor | Weak fit | Real estate investment returns are generally tied to long-term income and macro trends rather than short-term price momentum. |
| Value investor | Strong fit | The company is often evaluated based on the net asset value (NAV) of its high-quality physical real estate holdings. |
| Dividend investor | Strong fit | The company provides a reliable and historically growing dividend supported by stable cash flows from grocery-anchored tenants. |
| Low-risk investor | Strong fit | The essential nature of grocery-anchored shopping centers provides a defensive characteristic for lower-risk portfolios. |
Risk Profile
| Risk factor | Level | Why it matters |
|---|---|---|
| Price volatility | Medium | As a REIT, the stock is subject to broader market fluctuations and interest rate sensitivity. |
| Valuation risk | Medium | Changes in capitalization rates can impact the valuation of the firm's real estate portfolio. |
| Competition risk (retail real estate market) | Medium | High competition for premium grocery-anchored properties can limit acquisition opportunities. |
| Business quality | Strong | The company maintains a high-quality, high-occupancy portfolio in desirable suburban locations. |
| Dividend income | Strong | The dividend is supported by consistent, contractual rental income from creditworthy grocers. |
| Execution risk | Medium | Successful redevelopment and development projects depend on efficient construction and leasing cycles. |
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 -1.48% | Avg. Invested days 43 | Today’s Advisory PASS |
Upturn Advisory Rating  | Upturn Advisory Performance  2.0 | Stock Returns Performance  1.0 |
| Profits based on simulation | Last Close 10/27/2026 |
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 Large-Cap Stock | Market Capitalization 13.89B USD | Price to earnings Ratio 25.01 | 1Y Target Price 84.22 |
Price to earnings Ratio 25.01 | 1Y Target Price 84.22 | ||
Volume (30-day avg) 1.3M shares | Beta 0.82 | 52 Weeks Range 64.44 - 82.82 | Updated Date 10/27/2026 |
52 Weeks Range 64.44 - 82.82 | Updated Date 10/27/2026 | ||
Dividends yield (FY) 4.03% | Basic EPS (TTM) 2.97 |
How Company Makes Money
| Business area | What it includes | Retail investor read |
|---|---|---|
| Rental Revenue | Contractual lease payments from grocery anchors and specialty retail tenants. | The vast majority of income is predictable rent collected from essential retailers. |
| Geography | Suburban shopping centers across major U.S. metropolitan areas. | Revenue is tied to the strength and affluence of specific U.S. suburban residential markets. |
Analyzing Revenue: Products, Geography and Growth
Revenue by Products
Product revenue - Year on Year
Valuation
Trailing PE 25.01 | Forward PE 29.24 | Enterprise Value 19.01B | Price to Sales(TTM) 8.24 |
Enterprise Value 19.01B | Price to Sales(TTM) 8.24 | ||
Enterprise Value to Revenue 11.75 | Enterprise Value to EBITDA 15.81 | Shares Outstanding 183.12M | Shares Floating 164.37M |
Shares Outstanding 183.12M | Shares Floating 164.37M | ||
Percent Insiders 0.65 | Percent Institutions 103.81 |
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.
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