Federal Realty Investment Trust (FRT)vsRegency Centers Corporation (REG)
FRT
Federal Realty Investment Trust
$121.83
-0.81%
REAL ESTATE · Cap: $10.79B
REG
Regency Centers Corporation
$79.07
-0.45%
REAL ESTATE · Cap: $15.02B
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
Buy53
out of 100
Grade: C-
REG
Buy59
out of 100
Grade: C
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+36.2%
Fair Value
$167.60
Current Price
$121.83
$45.77 discount
Margin of Safety
+44.7%
Fair Value
$138.36
Current Price
$79.07
$59.29 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
Moderate valuation
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
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 P/E Ratio, Debt/Equity, Piotroski F-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 0.93 — expect wider price swings.
REG is growing revenue faster at 8.9% — 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
REG scores higher overall (59/100 vs 53/100), backed by strong 33.0% margins. FRT offers better value entry with a 36.2% 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.
Compare with Other REIT - RETAIL Stocks
Want to dig deeper into these stocks?