FRT
FEDERAL REALTY INVESTMENT TRUSTEvidence as of 2026-09-02Overview · FEDERAL REALTY INVESTMENT TRUST
Federal Realty is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets from Washington, D.C. to Boston as well as San Francisco and Los Angeles. Founded in 1962, Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply. Its expertise includes c…
Management team
- Ms. Dawn M. Becker · Executive VP, Chief Legal & Administrative Officer and SecretaryFind on LinkedIn
- Mr. Daniel Guglielmone · Executive VP, CFO & TreasurerFind on LinkedIn
- Mr. Donald C. Wood CPA · CEO, President & DirectorFind on LinkedIn
- Mr. Porter Bellew · Senior Vice President & Chief Information OfficerFind on LinkedIn
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Links open LinkedIn searches, not verified profiles. Team data from our market-data vendor's company profile.
Moneyta sentiment
Where the published evidence leans after the desk debated it — not a rating or a recommendation.
+0.3 on a −2 to +2 scale.
What builds the score
Solid bars are analyst rubric scores; faded bars are computed directly from data. Claims dropped in debate count for nothing; weakened claims count at half weight.
Editor's note
Written after the debate settled — the rest of the page is the evidence behind it.
The surviving evidence paints a mixed picture. Revenues rose across the available quarterly series from $ 309,154,000 for the quarter ended 31 March 2025 to $ 311,523,000 (30 June 2025), $ 322,253,000 (30 September 2025) and $ 341,084,000 (31 March 2026). Operating income and net income show large intra‑year swings — operating income ranged from $ 108,133,000 to $ 208,985,000 across the matched quarters and calculated operating margins swung from about 34% to about 65%, while net income alternated between roughly $ 61.6 million and $ 159.1 million for the same periods.
Market and valuation metrics add nuance: the trailing twelve‑month dividend yield is + 3.83% (88th percentile of the 547‑security universe), trailing P/E is 23.59, EV/EBITDA is 15.03 on an enterprise value of 15,036,710,894, and market cap is 10,188,741,894. Price action shows the security + 7.7% above its 200‑day SMA and − 2.6% below its 50‑day SMA with a Golden Cross flagged, momentum_12_1 is + 41.4% (77th percentile) while 6‑month momentum is + 9.2% (55th percentile), short‑term realized volatility is low (90‑day annualized 16.8%, 10th percentile), and beta versus SPY is 0.19 with correlation 0.15.
How this note was made
every stage ran before the note was writtenAnalyst desk
Mercer, Oakes, Nash, Ellis, Yates, Talbot and Archer. The desk: named AI agents, not people. Each reads one slice of the evidence and nothing else — no outside knowledge, no browsing — so every finding traces to a source you can open.
Reads the XBRL figures companies file with the SEC — revenue, margins, income, debt and share count, quarter by quarter — and reports which way the trend is running.
Revenues rose across the available quarterly series from $309,154,000 in the quarter ended 31 March 2025 to $311,523,000 in the quarter ended 30 June 2025, $322,253,000 in the quarter ended 30 September 2025 and $341,084,000 in the quarter ended 31 March 2026.
XBRL companyfacts · 0000034903-25-000037Operating income has shown large intra-year variation: $108,133,000 in the quarter ended 31 March 2025, $202,744,000 in the quarter ended 30 June 2025, $110,668,000 in the quarter ended 30 September 2025 and $208,985,000 in the quarter ended 31 March 2026.
XBRL companyfacts · 0000034903-25-000037Reads the filings themselves, above all the year-over-year diff of Item 1A risk factors: which risks a company added, dropped or quietly reworded since its last annual report.
Nothing in this slice of the evidence rose to a claim — a quiet read, which itself is information.
Which filings the desk reads
The desk reads the annual 10-K in full — its risk factors, and how they changed since last year. Quarterly 10-Qs and event filings (8-Ks, insider Form 4s) are listed for context but not read line by line: the 10-K is where the material risk disclosures live. A brand-new company, or one we have only just begun tracking, may have no annual report on file yet — its risk analysis fills in once that lands.
Reads the signal panel above — momentum, volatility, drawdown, relative strength and beta — and ranks each against the whole research universe rather than judging it in isolation.
The trailing twelve‑month dividend yield is +3.83% and ranks in the 88th percentile of the 547‑security research universe, indicating a relatively high yield versus peers on 2026-09-02.
Moneyta signal set · 2026-09-02Momentum measured as 'momentum_12_1' is +41.4% and ranks in the 77th percentile of the 547‑security universe, while 6‑month momentum is +9.2% and ranks at the 55th percentile of 547, showing stronger relative performance over the 12‑1 horizon than the 6‑month horizon on 2026-09-02.
Moneyta signal set · 2026-09-02weakened in debateReads which funds hold the name and at what weight, plus insider Form 4 filings, to show the exposure you may already carry through index funds.
As of 2026-09-02T13:45:47.228469+00:00, the company is a constituent of the iShares Core S&P 500 ETF (IVV).
ETF constituents · market dataAs of 2026-09-02T13:45:47.228469+00:00, the company's weight in IVV is 0.02% of that fund.
ETF constituents · market dataReads recent headlines that are genuinely about this company, ignoring rating chatter and market-wide stories. Findings argue in the debate but never move the sentiment score.
Two outlets ran headlines comparing Federal Realty Investment Trust (FRT) with EPR, presenting the topic as a value-stocks comparison.
News · zacks.com · 2026-09-01A finance.yahoo.com piece discussed analyst sentiment about Federal Realty and noted the company has underperformed the broader market over the past year while analysts are described as moderately optimistic.
News · finance.yahoo.com · 2026-08-19Reads parsed Forms 3/4/5 — who bought or sold, at what size, and whether a 10b5-1 plan was involved. Flags clustered open-market officer buying; treats plan sales as routine and never counts a fund or 10%-holder as an officer.
No insider transactions on file in the trailing 180 days.
Reads the implied-expectations math built from the company's own filings (the growth rate today's price would justify, and the multiples beside it) and argues whether the market's bar looks high or low for this business. Never turns the math into a target.
The trailing twelve-month price-to-earnings ratio is 23.59 (price 117.94 and EPS_ttm 5.0).
Valuation inputs · SEC XBRL + stored EOD closeEnterprise value is reported as 15,036,710,894 and trailing twelve-month EV/EBITDA is 15.03 (EBITDA_ttm 1,000,211,000).
Valuation inputs · SEC XBRL + stored EOD closeDebate and risk review
A bull and a bear contest the claims and the chair rules on each; the risk review stress-tests what survived.
A bull and a bear argue the analysts' claims across two rounds, then a chair rules on each one. Only what survives feeds the score — the argument is shown, not hidden, so you can judge the reasoning yourself.
The evidence set supports a favorable read driven by steady top‑line growth and supportive market signals. Revenues show a clear up‑trend across the available quarterly series (fundamentals-0), which is a strong, directly reported filing-based datapoint. Market metrics are also supportive: the dividend yield ranks high in the universe (market-0), 12‑1 momentum is strong (market-1), the price sits well above the 200‑day average with a long-standing golden cross (market-2), and short‑term realized volatility is low versus peers (market-3); these are strong universe‑relative measurements from the market signals. The bear case highlighting earnings spikes and margin swings (fundamentals-1, fundamentals-2, fundamentals-3) rests on the same filings and constitutes valid caution about intra‑year volatility, but that variability coexists with rising revenues (moderate strength reconciliation). Other negatives—modest share count increase (fundamentals-4) and a nontrivial three‑year max drawdown (market-4)—are factual but limited in magnitude in the provided data, suggesting they temper rather than overturn the favorable indicators.
Chair's verdict, claim by claim
Fragility · computed, not argued
balanced0.38
26 surviving claims rest on 10 distinct sources; the heaviest analyst carries 23% of them, and 98% of what the desk raised survived the debate.
The read rests on a moderate breadth of claims but only ten distinct sources, so source diversity is limited; a single analyst carrying nearly a quarter of the surviving claims indicates some analyst-concentration risk. The very high internal survival rate (98%) means few challenges removed claims during review, which can signal firm coherence but also raises the chance that borderline or correlated assertions persisted. Taken together, the evidence can be informative but should be treated as somewhat fragile — additional independent sources or disconfirming checks would materially strengthen confidence.
Peer context · computed, not argued
12-1 momentum ranks 1st of 2 in REIT—Retail (as of 2026-09-02).
6-month relative strength ranks 1st of 2 in REIT—Retail (as of 2026-09-02).
90-day volatility ranks 1st of 2 in REIT—Retail (as of 2026-09-02).
dividend yield ranks 2nd of 2 in REIT—Retail (as of 2026-09-02).
Disconfirming evidence · base rates · falsifiers
Context
Outside consensus, and where this name already sits in your own portfolio.
Third-party consensus shown for context. It never enters Moneyta sentiment — when the two diverge, the debate above is where the why lives.
What this was built from
Every figure on this page traces to one of these. The desk reads only what is listed here — no outside knowledge, no browsing — and each card shows who read it and what it contributed to the score.
14 filings· 1 cited
SEC XBRL filings
Quarterly figures as filed with the SEC, read straight from EDGAR's structured data — not retyped or estimated.
Read by Mercer+0.0 to the score
1 signal set
Moneyta signal set
Computed from our own end-of-day price history and ranked against the whole research universe. No AI involved.
Read by Nash+0.8 to the score
1 holdings record
Fund holdings
Which funds hold this name and at what weight, plus insider Form 4 filings.
Read by Ellis+0.0 to the score
8 headlines· 2 cited
News coverage
Recent headlines about this company, rating chatter excluded and nothing published after the report date.
Read by Yatesnothing survived
1 computation
Valuation inputs
TTM cash-flow figures from the company's own XBRL filings, priced with the stored closing price. Implied growth and multiples only; no fair-value dollar figure reaches the desk, by design.
Read by Archercontext only
1 record· 0 cited
Company profile
Sector, industry and company details.
1 record· 0 cited
Analyst consensus
Third-party consensus, shown for context only — it never enters Moneyta sentiment.
Read means we pulled and handed it to an analyst; cited means a claim on this page points at it. Reading twelve quarters to state one trend is normal — the gap is shown rather than hidden.
Written by AI, checked against sources
The analysts, the bull–bear debate and the editor's note are AI agents reading only the evidence listed on this page. They can misread a filing or a headline, which is why every claim cites a source you can open and check yourself. The sentiment score is arithmetic over the claims that survived the debate, not a language model's opinion.
Educational analysis of published data. Moneyta does not give investment advice or make recommendations. Past patterns do not indicate future results.
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Institutional holders
Net institutional flow, Q/Q
Largest holder position
Insider buys, 90 days
Clustered insider value
Street target range
The real figures are for members. Educational analysis, not advice.
Educational analysis of published data. Moneyta does not give investment advice or make recommendations.