Federal Realty Investment Trust (FRT)vsPhillips Edison & Co Inc (PECO)
FRT
Federal Realty Investment Trust
$121.72
+1.45%
REAL ESTATE · Cap: $10.94B
PECO
Phillips Edison & Co Inc
$41.09
+2.88%
REAL ESTATE · Cap: $5.82B
Smart Verdict
WallStSmart Research — data-driven comparison
Federal Realty Investment Trust generates 78% more annual revenue ($1.31B vs $739.02M). FRT leads profitability with a 38.6% profit margin vs 15.6%. FRT trades at a lower P/E of 21.8x. FRT earns a higher WallStSmart Score of 65/100 (C+).
FRT
Buy65
out of 100
Grade: C+
PECO
Buy54
out of 100
Grade: C-
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+35.4%
Fair Value
$165.65
Current Price
$121.72
$43.93 discount
Margin of Safety
-31.1%
Fair Value
$28.75
Current Price
$41.09
$12.34 premium
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 39 of every $100 in revenue as profit
Strong operational efficiency at 34.1%
Earnings expanding 152.5% YoY
Strong operational efficiency at 30.5%
Reasonable price relative to book value
Areas to Watch
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Distress zone — elevated risk
ROE of 5.1% — below average capital efficiency
Elevated debt levels
Weak financial health signals
Premium valuation, high expectations priced in
Comparative Analysis Report
WallStSmart ResearchBull Case : FRT
The strongest argument for FRT centers on Profit Margin, Operating Margin, EPS Growth. Profitability is solid with margins at 38.6% and operating margin at 34.1%. Revenue growth of 10.3% demonstrates continued momentum.
Bull Case : PECO
The strongest argument for PECO centers on Operating Margin, Price/Book. Profitability is solid with margins at 15.6% and operating margin at 30.5%.
Bear Case : FRT
The primary concerns for FRT are Debt/Equity, Piotroski F-Score, PEG Ratio.
Bear Case : PECO
The primary concerns for PECO are Return on Equity, Debt/Equity, Piotroski F-Score. A P/E of 45.6x leaves little room for execution misses.
Key Dynamics to Monitor
FRT carries more volatility with a beta of 0.94 — expect wider price swings.
FRT is growing revenue faster at 10.3% — sustainability is the question.
FRT generates stronger free cash flow (121M), providing more financial flexibility.
Monitor REIT - RETAIL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
FRT scores higher overall (65/100 vs 54/100), backed by strong 38.6% margins and 10.3% revenue growth. Both earn "Buy" and "Buy" ratings respectively — the choice depends on your investment horizon and risk tolerance.
This analysis is generated from publicly available financial data. Not financial advice.
Federal Realty Investment Trust
REAL ESTATE · REIT - RETAIL · USA
Federal Realty Investment Trust is a real estate investment trust that invests in shopping centers in the Northeastern United States, the Mid-Atlantic states, California, and South Florida.
Phillips Edison & Co Inc
REAL ESTATE · REIT - RETAIL · USA
Phillips Edison & Company, Inc. (PECO) is a leading real estate investment trust (REIT) focused on the ownership, operation, and development of grocery-anchored shopping centers across the United States. With a diverse portfolio of over 300 strategically positioned properties, PECO leverages demographic trends and consumer behavior shifts to maximize asset performance and value creation. By cultivating strong partnerships with both national and regional retailers, the company ensures tenant stability and enhances sustainable cash flow growth. PECO is dedicated to delivering long-term shareholder value through prudent capital management and a commitment to sustainability within its operational practices.
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