Federal Realty Investment Trust (FRT)vsRegency Centers Corporation (REG)
FRT
Federal Realty Investment Trust
$103.15
-2.95%
REAL ESTATE · Cap: $8.95B
REG
Regency Centers Corporation
$74.87
-2.37%
REAL ESTATE · Cap: $13.98B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 26% more annual revenue ($1.61B vs $1.28B). REG leads profitability with a 32.7% profit margin vs 32.1%. REG appears more attractively valued with a PEG of 2.61. FRT earns a higher WallStSmart Score of 66/100 (B-).
FRT
Strong Buy66
out of 100
Grade: B-
REG
Strong Buy65
out of 100
Grade: B-
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+49.7%
Fair Value
$212.47
Current Price
$103.15
$109.32 discount
Margin of Safety
+42.1%
Fair Value
$131.98
Current Price
$74.87
$57.11 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 32 of every $100 in revenue as profit
Strong operational efficiency at 34.5%
Earnings expanding 98.7% YoY
Reasonable price relative to book value
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 38.8%
Earnings expanding 141.9% YoY
Reasonable price relative to book value
Areas to Watch
Expensive relative to growth rate
Distress zone — elevated risk
Moderate valuation
ROE of 7.7% — below average capital efficiency
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 32.1% and operating margin at 34.5%.
Bull Case : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, EPS Growth. Profitability is solid with margins at 32.7% and operating margin at 38.8%.
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, Return on Equity, PEG Ratio.
Key Dynamics to Monitor
FRT carries more volatility with a beta of 1.01 — expect wider price swings.
REG is growing revenue faster at 8.9% — sustainability is the question.
REG generates stronger free cash flow (76M), providing more financial flexibility.
Monitor REIT - RETAIL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
FRT scores higher overall (66/100 vs 65/100), backed by strong 32.1% margins. REG offers better value entry with a 42.1% margin of safety. Both earn "Strong Buy" and "Strong 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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