FRT
Federal Realty Investment Trust
NYSEUSDEQUITY
Real Estate
DELAYED
Last price
116.74
▼ 0.51 (0.43%)
MARKET · —
Price
Open
117.25
Prev close
117.25
Day high
117.65
Day low
116.14
Volume
306.34K
Market cap
$10.21B
P/E (TTM)
23.58
52W range
90.03 – 128.21
Trailing performance
Returnvs SPY
1W
-1.39%
-0.0%
1M
-6.48%
-10.2%
3M
-1.58%
-4.7%
6M
+8.65%
-2.4%
YTD
+15.81%
+3.5%
1Y
+21.06%
+1.1%
3Y
+19.71%
-54.5%
5Y
—
—
Price return only. Dividends are not reinvested, so total return on a dividend payer will be higher than shown.
Fundamentals
Market cap$10.21B
Enterprise value$15.29B
Revenue (TTM)$1.34B
Gross profit$909.90M
EBITDA$837.70M
Net income$426.71M
EPS (TTM)$4.95
Free cash flow$456.14M
Total cash$115.28M
Total debt$4.85B
Book value / share$36.89
Shares outstanding86.89M
Float80.13M
Short % of float0.02%
Dividend yield3.97%
Beta (5Y)0.93
Valuation & profitability ratios
Trailing P/E23.58
Forward P/E37.79
PEG ratio3.59
Price / sales—
Price / book3.16
EV / revenue11.45
EV / EBITDA18.26
Gross margin68.14%
Operating margin35.03%
Profit margin32.66%
Return on equity12.55%
Return on assets3.26%
Debt / equity134.11
Current ratio0.56
Fourteen ratios including P/E, PEG, EV/EBITDA, margins and return on equity.
Financial statements
| Line item | 2025 | 2024 | 2023 | 2022 |
|---|---|---|---|---|
| Total revenue | $1.28B | $1.20B | $1.13B | $1.07B |
| Cost of revenue | $0 | $0 | $0 | $0 |
| Gross profit | $0 | $0 | $0 | $0 |
| R&D | — | — | — | — |
| SG&A | — | — | — | — |
| Operating income | — | — | — | — |
| Pre-tax income | — | — | — | — |
| Tax provision | $0 | $0 | $0 | $0 |
| Net income | $403.05M | $287.18M | $228.95M | $377.46M |
| EBIT | $0 | $0 | $0 | $0 |
| Line item | 2025 | 2024 | 2023 | 2022 |
|---|---|---|---|---|
| Cash & equivalents | — | — | — | — |
| Short-term investments | — | — | — | — |
| Net receivables | — | — | — | — |
| Inventory | — | — | — | — |
| Total current assets | — | — | — | — |
| Total assets | — | — | — | — |
| Total current liabilities | — | — | — | — |
| Long-term debt | — | — | — | — |
| Total liabilities | — | — | — | — |
| Retained earnings | — | — | — | — |
| Shareholder equity | — | — | — | — |
| Line item | 2025 | 2024 | 2023 | 2022 |
|---|---|---|---|---|
| Net income | $403.05M | $287.18M | $228.95M | $377.46M |
| Depreciation | — | — | — | — |
| Change in working capital | — | — | — | — |
| Operating cash flow | — | — | — | — |
| Capital expenditure | — | — | — | — |
| Investing cash flow | — | — | — | — |
| Dividends paid | — | — | — | — |
| Buybacks | — | — | — | — |
| Financing cash flow | — | — | — | — |
| Net change in cash | — | — | — | — |
Earnings
Reported vs expected · EPS
| Quarter | Est. | Actual | Surprise |
|---|---|---|---|
| Jun 2026 | 0.72 | 0.97 | +35.3% |
| Mar 2026 | 0.68 | 1.81 | +165.2% |
| Dec 2025 | 0.76 | 1.56 | +104.7% |
| Sep 2025 | 0.78 | 0.69 | -11.3% |
Forward consensus
| Period | EPS | Analysts | Revenue | Growth |
|---|---|---|---|---|
| Current quarter | 0.72 | 5 | $338.53M | +5.1% |
| Next quarter | 0.77 | 5 | $348.14M | +3.7% |
| Current year | 4.18 | 5 | $1.36B | +6.5% |
| Next year | 3.09 | 6 | $1.43B | +4.8% |
Analyst targets & ownership
Mean target$132.65
High target$149.00
Low target$118.00
Implied upside13.63%
Analyst count20
ConsensusBUY
Strong buy / Buy4 / 9
Hold7
Sell / Strong sell0 / 0
Held by insiders1.03%
Held by institutions100.71%
Institutions holding846
Price targets, consensus spread, insider and institutional ownership.
Insider net activity
Net shares
0
Net selling
Buy transactions
0
0 shares
Sell transactions
0
—
Net transactions
0
Buys less sells
Sell : buy shares
—
Not enough filings
Insider-held shares
894.09K
Total on file
Insider transactions
| Date | Insider | Action | Shares | Value | Held |
|---|---|---|---|---|---|
| Jun 3, 26 | WOOD DONALD C. Chief Executive Officer |
STOCK | 37.04K | $0 | Direct |
| Jun 3, 26 | MCEACHIN THOMAS A Director |
STOCK | 1.34K | $0 | Direct |
| Feb 11, 26 | GUGLIELMONE DANIEL Chief Financial Officer |
STOCK | 17.95K | $0 | Direct |
| Feb 11, 26 | BECKER DAWN M Officer |
STOCK | 11.71K | $0 | Direct |
| Feb 11, 26 | WOOD DONALD C. Chief Executive Officer |
STOCK | 63.71K | $0 | Direct |
| Jan 2, 26 | STEINEL GAIL PATRICIA Director |
STOCK | 1.34K | $0 | Direct |
| Jan 2, 26 | NADER ANTHONY P III Director |
STOCK | 1.34K | $0 | Direct |
| Jan 2, 26 | MCEACHIN THOMAS A Director |
STOCK | 1.34K | $0 | Direct |
| Jan 2, 26 | HOLLAND ELIZABETH I Director |
STOCK | 1.34K | $0 | Direct |
| Jan 2, 26 | LAMB-HALE NICOLE Director |
STOCK | 1.34K | $0 | Direct |
| Jan 2, 26 | FAEDER DAVID W Director |
STOCK | 1.09K | $0 | Direct |
| Sep 29, 25 | WOOD DONALD C. Chief Executive Officer |
STOCK | 60.00K | $0 | Indirect |
| Sep 5, 25 | MCEACHIN THOMAS A Director |
STOCK | 2.54K | $0 | Direct |
| Jun 23, 25 | WOOD DONALD C. Chief Executive Officer |
STOCK | 33.86K | $0 | Indirect |
What this is, and what it is not
These are SEC Form 4 filings — officers, directors and 10% owners reporting their own trades in the company's stock. Filing is due within two business days of the transaction, so this lags reality by days, and the provider adds its own lag on top.
A sale is not automatically bearish. Executives sell on scheduled 10b5-1 plans, to cover tax on vesting equity, and to diversify. Purchases with cash are generally the more informative signal, and they are far rarer.
This does not include congressional or senate trading. That comes from STOCK Act disclosures filed with the Senate eFD system and the House Clerk, which this data source does not carry.
Officer and director trades in their own stock, straight from Form 4 filings.
Insider holders
| Name | Relation | Shares held | Latest |
|---|---|---|---|
BECKER DAWN M |
Officer | 196.62K | Stock Award(Grant) |
BERKES JEFFREY S |
President | 53.07K | Sale |
FAEDER DAVID W |
Director | 27.54K | Stock Award(Grant) |
GUGLIELMONE DANIEL |
Chief Financial Officer | 80.87K | Stock Award(Grant) |
HOLLAND ELIZABETH I |
Director | 9.73K | Stock Award(Grant) |
LAMB-HALE NICOLE |
Director | 6.11K | Stock Award(Grant) |
MCEACHIN THOMAS A |
Director | 3.87K | Stock Gift |
NADER ANTHONY P III |
Director | 6.11K | Stock Award(Grant) |
STEINEL GAIL PATRICIA |
Director | 18.02K | Stock Award(Grant) |
WOOD DONALD C. |
Chief Executive Officer | 422.34K | Stock Gift |
Moving averages & technicals
SMA 10
117.54
-0.68% from price
SMA 20
120.38
-3.02% from price
SMA 50
122.14
-4.42% from price
SMA 100
118.19
-1.23% from price
SMA 200
110.16
+5.97% from price
EMA 12
118.39
-1.40% from price
EMA 26
120.01
-2.72% from price
EMA 50
120.28
-2.94% from price
RSI (14)
34.2
Neutral
MACD (12,26,9)
-1.61
Hist -0.31
ATR (14)
1.94
1.66% of price
Realised vol 30D
15.5%
Annualised
Bollinger upper
127.42
20, 2σ
Bollinger lower
113.33
20, 2σ
50 / 200 cross
Golden
122.14 vs 110.16
Trend bias
Above 200
+5.97%
Risk profile
Beta vs SPY
0.22
Less volatile than market
Correlation to SPY
0.17
Largely independent
Realised vol 30D
15.5%
Annualised
Market vol 1Y
12.9%
SPY, annualised
Max drawdown 1Y
-8.2%
Peak to trough
Max drawdown 5Y
-40.0%
Peak to trough
ATR 14
1.94
1.66% of price
Beta (reported)
0.93
5Y monthly, from filing
Unusual options activity
Nothing crossed the thresholds in the expiries we scanned.
That is the normal state — most contracts trade well inside their existing open interest.
That is the normal state — most contracts trade well inside their existing open interest.
Contracts trading at or above their open interest, ranked by notional and where the print landed.
Options analytics
Put / call volume
3.00
Put-heavy session
Put / call open interest
0.41
Positioning, not flow
Max pain
120.00
+2.8% from spot
ATM implied vol
24.6%
Nearest strike to spot
Skew (10% OTM)
-13.7%
Calls bid over puts
Call volume
2
Contracts, this expiry
Put volume
6
Contracts, this expiry
Heaviest call OI
130.00
904 contracts
Heaviest put OI
100.00
353 contracts
Max pain is the strike at which the largest dollar value of open contracts expires worthless. It describes current positioning; it is not a forecast and it moves as open interest changes.
Put/call ratios, max pain, implied volatility skew and where open interest is concentrated.
Options chain
Calls
| Strike | Last | Bid | Ask | Vol | OI | IV |
|---|---|---|---|---|---|---|
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
Puts
| Strike | Last | Bid | Ask | Vol | OI | IV |
|---|---|---|---|---|---|---|
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
| 000.00 | 0.00 | 0.00 | 0.00 | 0 | 0 | 0.0% |
Every listed expiry, both sides of the book, with volume, open interest and implied volatility.
Headlines
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PRIVATE STRATEGY · BY QUALIFICATION
The same data. A different seat.
The research you are reading is the input layer for a discretionary options program we run for a small number of qualified investors. Minimum $1,000,000.