profit from every $100 of sales.
$0$100
Federal Realty Investment
$112.92+0.35% today
+15.7% in 1 year
1-year low $95.521-year high $127.13
Trading in the middle of its range for the past year.
The essentials
Four questions every investor asks, answered in one line each.
more sales each year, on average, 2020 to 2025.
0%20% a year
You pay $23.77 for every $1 of profit it makes in a year.
CheapExpensive
of earnings would pay off all its debt.
No debt5 years
Money in, money out
What Federal Realty Investment sold, what it kept, and what it did with the cash.
Sales went from $1.07 billion in 2022 to $1.28 billion in 2025, with $411 million of profit last year.
SalesProfit
Federal Realty Investment handed back more cash to shareholders than it generated last year.
$388M
Free cash flow 2025$331M
Bought back its own shares$5M
Paid as dividends$388M
Cash vs. debt$107M vs. $5.0B
Federal Realty Investment vs. similar companies
Federal Realty Investment grows in the middle of these 5 and is priced in the middle for its profits.
| Company | Profit from $100 of sales | Sales growth a year | Price per $1 of profit |
|---|---|---|---|
| Federal Realty Investment | 23.8× · Fair price | ||
 Simon Property Group | 19.1× · Fair price | ||
 Realty Income | 53.0× · Expensive | ||
 Kimco Realty | 29.0× · Fair price | ||
 Unibail-Rodamco-Westfield | 10.6× · Cheap |
AI analysis
An AI analyst reads Federal Realty Investment's last five years, its segments, earnings, insiders and peers, and writes the bull case, the bear case and what the price expects.
Run the AI analysisFull statementsIncome, balance sheet and cash flow, year by year
Income statement
| In millions of USD | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|
| 835 | 951 | 1,074 | 1,132 | 1,202 | 1,279 | |
| – | – | 718 | 769 | 811 | 860 | |
| – | – | 363 | 397 | 418 | 460 | |
| 545 | 675 | 835 | 737 | 822 | 975 | |
| 132 | 261 | 385 | 237 | 295 | 411 | |
| 1.62 | 3.26 | 4.71 | 2.80 | 3.42 | 4.68 | |
| – | – | 66.8% | 67.9% | 67.4% | 67.2% | |
| – | – | 33.7% | 35.0% | 34.8% | 35.9% | |
| 15.8% | 27.5% | 35.9% | 20.9% | 24.6% | 32.1% |
Balance sheet
| In millions of USD | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|
| Total assets | 7,608 | 7,622 | 8,234 | 8,437 | 8,525 | 9,130 |
| Cash | 798 | 162 | 86 | 251 | 123 | 107 |
| Total debt | 4,381 | 4,136 | 4,475 | 4,688 | 4,561 | 5,028 |
| Total liabilities | 4,921 | 4,745 | 5,022 | 5,211 | 5,100 | 5,630 |
| 2,464 | 2,581 | 2,954 | 2,964 | 3,172 | 3,249 | |
| 76 | 77 | 81 | 81 | 84 | 86 | |
| 3.3% | 4.6% | 5.7% | 4.3% | 4.9% | 5.8% | |
| 5.3% | 10.1% | 13.0% | 8.0% | 9.3% | 12.7% |
Cash flow
| In millions of USD | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|
| 370 | 471 | 517 | 556 | 575 | 622 | |
| – | – | 417 | 311 | 247 | 291 | |
| – | – | 100 | 245 | 328 | 331 | |
| Dividends paid | – | – | 347 | 359 | 372 | 388 |
| – | – | 5 | 5 | 7 | 5 | |
| 12 | 13 | 14 | 14 | 16 | 15 |
Valuation
- 23.8×
- 39.1×
- 1.01
- 3.0×
- 7.6×
- 29.5×
- 15.1×
- 3.4%
- 4.2%
- 3.9%
Profitability
- 67.2%
- 35.9%
- 32.1%
- 82.9%
- 5.9%
- 5.3%
- 15.6%
- 5.6%
- 6.2%
- –
Growth
- +8.9%
- +23.6%
- +1.0%
- +1.0%
- +2.4%
Financial health
- 5.0×
- 1.55
- 54.2%
- 3.3×
- 1.04
- 1.45
- 0.14
How it ranks in Real Estate
Each dot is where the company stands among every company over $300M in the sector. Further right is better.
Top 31%of 743
Bottom 46%of 749
Bottom 31%of 663
Top 43%of 759
Bottom 34%of 759
What analysts expect
- Average price target
- $112.13
- Range
- $105.00 – $127.00
- 4 analysts
These targets were collected on May 20, 2026 and our analyst feed has not updated since, so we no longer compare them with today's price.
Recent earnings
Our results feed has not updated since May 21, 2026. Results reported after that are not in this table yet.
| Date | EPS | Expected | Surprise |
|---|---|---|---|
| May 1, 2026 | 1.88 | 0.71 | +165.5% |
| Feb 12, 2026 | 1.84 | 0.74 | +149.3% |
| Oct 31, 2025 | 1.77 | 1.76 | +0.6% |
| Aug 6, 2025 | 1.91 | 1.73 | +10.4% |
| May 8, 2025 | 1.70 | 1.69 | +0.6% |
| Feb 13, 2025 | 1.73 | 1.73 | +0.0% |
| Oct 30, 2024 | 1.71 | 1.72 | −0.6% |
| Aug 1, 2024 | 1.69 | 1.68 | +0.6% |
3.9%of the share price, paid each year
On $1,000 invested$39a year at today's yield, before tax
+1.0%2020 to 2025
Raised1 yearin a row, in our data
Paid per share, each year
$3.62 in 2015 → $4.43 in 2025
How safe it looks
94.4% of its profit
Room to growStretchedMore than it earns: 117.2%
News
Why Goldman Sachs is now changing its Federal Reserve interest-rate forecastMarketWatch · Nov 11, 2026Axon forecasts Q4 revenue of $990M-$1.01B while investing $1.2B in Skydio amid federal Dedrone timing uncertaintySeeking Alpha · Nov 6, 2026Federal Realty signals $7.54-$7.58 core FFO per share guidance while integrating $508M The Summit acquisitionSeeking Alpha · Oct 30, 2026Federal Signal declares $0.15 dividendSeeking Alpha · Oct 27, 2026Anthropic is said to propose federal AI safety rules with limits on governmentSeeking Alpha · Oct 18, 2026Insider trades
Our insider feed has not updated since May 26, 2026. Trades filed after that are not listed yet.
No insider trades on file.
The seven classic investing rulebooks
1/7Passes 1 of 7. Each bar is how well the company fits that investor's published rules, from 0 to 100; 60 or more counts as a pass.
Warren Buffett
47No pass
Benjamin Graham
64Pass
Philip Fisher
53No pass
Peter Lynch
50No pass
Joel Greenblatt
48No pass
Charlie Munger
53No pass
Terry Smith
44No pass
Questions about Federal Realty Investment
Is Federal Realty Investment a good stock to buy?
A business with weak numbers at a fair price. 1 of the 7 famous investors' published rulebooks we apply pass it. Whether it suits you depends on your goals and the price you pay; invest-like never tells anyone to buy or sell. The AI analysis lays out the case for and against. Read the Federal Realty Investment AI analysis
What does Federal Realty Investment do?
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. It is in REIT - Retail, based in North Bethesda, MD, United States, with 314 employees.
Does Federal Realty Investment pay a dividend?
Yes. At today's price the dividend is 3.9% a year, about 94% of its yearly profit. In 2025 it paid out $388 million in dividends.
Is Federal Realty Investment stock halal?
No. Federal Realty Investment does not pass our halal screen: its debt is 52% of its market value, at or above the 33% limit. How we check
How has Federal Realty Investment stock done over the past year?
Up 15.7% over the past twelve months, to $112.92. It traded between $95.52 and $127.13 and is 11.2% below its high.
Who are Federal Realty Investment's competitors?
The largest listed companies in the same industry are Simon Property Group, Realty Income, Kimco Realty and Unibail-Rodamco-Westfield. The peers table on this page compares their profit, growth and price with Federal Realty Investment's.
Prices: daily closes to Nov 13, 2026. Fundamentals: company reports via invest-like data.