Federal Realty Investment Trust (FRT)vsRegency Centers Corporation (REG)
FRT
Federal Realty Investment Trust
$110.91
-0.76%
REAL ESTATE · Cap: $10.19B
REG
Regency Centers Corporation
$72.95
-0.23%
REAL ESTATE · Cap: $14.09B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 26% more annual revenue ($1.69B vs $1.34B). REG leads profitability with a 33.0% profit margin vs 32.7%. REG appears more attractively valued with a PEG of 2.70. REG earns a higher WallStSmart Score of 59/100 (C).
FRT
Buy55
out of 100
Grade: C
REG
Buy59
out of 100
Grade: C
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+35.7%
Fair Value
$166.33
Current Price
$110.91
$55.42 discount
Margin of Safety
+44.2%
Fair Value
$136.95
Current Price
$72.95
$64.00 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 35.0%
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 39.6%
Reasonable price relative to book value
Areas to Watch
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Earnings declined 45.6%
Moderate valuation
Expensive relative to growth rate
Distress zone — elevated risk
Comparative Analysis Report
WallStSmart ResearchBull Case : FRT
The strongest argument for FRT centers on Profit Margin, Operating Margin. Profitability is solid with margins at 32.7% and operating margin at 35.0%.
Bull Case : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 33.0% and operating margin at 39.6%.
Bear Case : FRT
The primary concerns for FRT are Debt/Equity, Piotroski F-Score, PEG Ratio.
Bear Case : REG
The primary concerns for REG are P/E Ratio, PEG Ratio, Altman Z-Score.
Key Dynamics to Monitor
FRT carries more volatility with a beta of 0.92 — expect wider price swings.
REG is growing revenue faster at 8.9% — sustainability is the question.
REG generates stronger free cash flow (174M), providing more financial flexibility.
Monitor REIT - RETAIL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
REG scores higher overall (59/100 vs 55/100), backed by strong 33.0% margins. FRT offers better value entry with a 35.7% margin of safety. 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.
Regency Centers Corporation
REAL ESTATE · REIT - RETAIL · USA
Regency Centers Corporation is a real estate investment trust based in Jacksonville, Florida and is one of the largest operators of shopping centers with grocery stores as anchor tenants.
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