Lumida
/FRT
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Federal Realty Investment Trust

Federal Realty Investment Trust

FRT
$114.36USD↓-0.42%-0.48 today

MARKET CAP

10.0B

P/E (TTM)

19.9x

FWD P/E

—

DAY RANGE

$114 – $116

52W RANGE

$90
$128

AI Summary

Stalk
Sell NowMedium

FRT is in a Stage 4 declining phase with price below its 9/20/50 EMAs and an active Support Failure confirming committed selling. The medium-term bias is bearish, and short-term conditions favor selling now as rallies into the former support zone (~116–118) are rejected at declining EMAs. Long-term uptrend remains intact above the 200-day SMA, anchoring structural polarity.

  • ↑Leased 819k sq ft in Q2 with average cash rent +15% YoY
  • ↑Q2 FFO rose to $1.88/share (+7% YoY); 2026 FFO guide $7.48–7.56
  • ↓Negative earnings yield and weak profitability factors raise concerns
Full analysis →

The case for & against

Bull & Bear analysis

Bullish

Federal Realty Investment Trust (NYSE: FRT) is a leading real estate investment trust focused on owning, operating, and redeveloping high-quality retail and mixed-use properties located predominantly in affluent markets across the United States. The company emphasizes acquiring dominant retail locations supported by strong demographic trends and well-established tenant relationships, showcasing its commitment to maximizing asset value and delivering consistent shareholder returns through disciplined capital allocation.

Bull says

  • ↑Leased 819k sq ft in Q2 with average cash rent +15% YoY
  • ↑Q2 FFO rose to $1.88/share (+7% YoY); 2026 FFO guide $7.48–7.56
  • ↑Raised quarterly dividend to $1.16, marking 59th consecutive increase
  • ↑Sold $540 M assets to fund accretive acquisitions and boost quality
  • ↑Maintained 96% occupancy; small-shop leasing up 100 bps YoY
  • ↑Positive momentum and low volatility factors support stability

Bear says

  • ↓Negative earnings yield and weak profitability factors raise concerns
  • ↓Economic swings could curb consumer spending and leasing demand
  • ↓Lease expirations may cause occupancy churn and near-term cash-flow dips
  • ↓Rising rates threaten debt costs given elevated leverage
  • ↓New-market expansion faces intense competition, pressuring rents
  • ↓Negative revision and growth factors suggest cautious analyst sentiment

Investment themes with FRT

Nuclear↓ -0.50%

Nuclear energy production and related companies

WELL · PLD · EQIX

Earnings Call · Q2 2025 · Mgmt. Guidance

Updated 08-15-2026bullish

Transcript signals

Bull points

  • We don't obviously wait until a tenant's lease is up to try to secure that income stream for many years forward, so the notion of what we call blend and extends allows us to renew leases sooner rather than that last period of time to do it, assuring that cash flow stream stays in place.
  • The critical thing for us, Mike, as I'll say over and over again, is quality. There's no way we're going down quality to be able to create income, if you will. This is simply about broadening that base.
  • there are several handfuls of markets that we think that there's an opportunity for an acquisition of a dominant shopping center where we can add the value that we've been talking about in terms of merchandising and working the asset and using our leverage along the way.

Bear points

  • we would expect some of the outperformance in the second quarter was a little bit timing related. Some of it was permanent.
  • Why we've come down is, honestly, we did acquire Del Monte, which is in the low 80% least. It's a big asset. So, obviously, that impacted kind of the overall portfolio occupancy.
Read full transcript analysis ›