Federal Realty Investment Trust (FRT)vsRegency Centers Corporation (REG)
FRT
Federal Realty Investment Trust
$116.77
+1.28%
REAL ESTATE · Cap: $10.02B
REG
Regency Centers Corporation
$79.08
+0.24%
REAL ESTATE · Cap: $14.70B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 26% more annual revenue ($1.65B vs $1.31B). FRT leads profitability with a 38.6% profit margin vs 33.1%. REG appears more attractively valued with a PEG of 2.61. FRT earns a higher WallStSmart Score of 67/100 (B-).
FRT
Strong Buy67
out of 100
Grade: B-
REG
Buy63
out of 100
Grade: C+
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+41.4%
Fair Value
$182.57
Current Price
$116.77
$65.80 discount
Margin of Safety
+48.0%
Fair Value
$147.14
Current Price
$79.08
$68.06 discount
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
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 40.7%
Reasonable price relative to book value
Areas to Watch
Expensive relative to growth rate
Distress zone — elevated risk
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, 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 : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 33.1% and operating margin at 40.7%.
Bear Case : FRT
The primary concerns for FRT are PEG Ratio, Altman Z-Score.
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 0.99 — expect wider price swings.
FRT is growing revenue faster at 10.3% — sustainability is the question.
REG generates stronger free cash flow (153M), providing more financial flexibility.
Monitor REIT - RETAIL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
FRT scores higher overall (67/100 vs 63/100), backed by strong 38.6% margins and 10.3% revenue growth. REG offers better value entry with a 48.0% margin of safety. Both earn "Strong 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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