Federal Realty Investment Trust vs Regency Centers
Add, change or remove companies; up to four.
KIRA’s take AI analyst
I put Federal Realty Investment Trust and Regency Centers side by side, using each one’s latest annual report. Here is what stands out:
- Regency Centers is the larger business, with $1.6B of revenue in fiscal 2025 against $1.3B for Federal Realty Investment Trust.
- Regency Centers kept more of each dollar of sales as operating profit (72.3% operating margin, against 47.1%).
- Regency Centers earned a higher return on the capital invested in it (7.7%, against 6.0%).
- Investors pay more for each dollar of Regency Centers’s earnings: a P/E of 25.4x against 18.9x for Federal Realty Investment Trust.
Who comes out ahead
Of the 7 measures where higher (or lower) is clearly better, how many each company leads.
Federal Realty Investment Trust
FRT
2/7
5-year growthReturn on equity
Regency Centers
REG
5/7
Revenue growthOperating marginNet marginReturn on capitalNet debt / EBITDA
Side by side
Best in the row
| Latest fiscal year | FRT FY25 | REG FY25 |
|---|---|---|
| Size | ||
| Market cap | $9.4B | — |
| Revenue | $1.3B | $1.6B |
| Free cash flow | — | $393M |
| Net income | $411M | $528M |
| Growth | ||
| Revenue growth | 6.4% | 6.9% |
| 5-year growth | 8.9% | 8.9% |
| Share count change | 3.4% | — |
| Profitability | ||
| Gross margin | — | — |
| Operating margin | 47.1% | 72.3% |
| Net margin | 32.1% | 34.0% |
| FCF margin | — | 25.3% |
| Return on capital | 6.0% | 7.7% |
| Return on equity | 12.8% | 7.7% |
| Balance sheet | ||
| Net debt | $4.9B | $4.6B |
| Net debt / EBITDA | 5.0x | 3.0x |
| Dividends and buybacks | $0.0M | $512M |
| Valuation & quality | ||
| P/E | 18.9x | 25.4x |
| Piotroski F-score | — | — |
Ten years
Revenue
Operating margin
Free cash flow
Return on capital
Each company's latest fiscal year; fiscal years end in different months. The best value in each row is highlighted where higher (or lower) is clearly better. Not investment advice.